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HomeMy WebLinkAboutPC 11-04-09 Meeting AgendaAGENDA FREDERICK COUNTY PLANNING COMMISSION The Board Room Frederick County Administration Building Winchester, Virginia November 4, 2009 7:00 P.M. CALL TO ORDER TAB 1) Adoption of Agenda: Pursuant to established procedures, the Planning Commission should adopt the Agenda for the meeting................................................................ (no tab) 2) Committee Reports.................................................................................................. (no tab) 3) Citizen Comments.................................................................................................... (no tab) PUBLIC HEARING 5) Rezoning #09-09 of Graystone Corporation of Virginia, submitted by Greenway Engineering, to rezone 271.39 acres from RA (Rural Areas) District to MI (Light Industrial) District, with proffers, for Office and Manufacturing Uses. The properties are located on the north side of Redbud Road (Route 661), the east side of CSX Railroad, the west side of Milburn Road (Route 662), and south of McCanns Road (Route 838), in the Stonewall Magisterial District, and are identified by Property Identification Numbers 43-A-158, 44-A- 25 and 44-A-26. Mr. Ruddy........................................................................................................................(A) 6) Ordinance Amendment — Chapter 165 Zoning, Article VI Business and Industrial Zoning Districts, Part 605 OM (Office -Manufacturing Park) District — Revisions to the Frederick County Zoning Ordinance to include additional uses and new design standards. Mrs. Perkins..................................................................................................................... (B) 7) Ordinance Amendment — Conditional Rezoning — Revisions to the Frederick County Zoning Ordinance (§ 165-102.06) to revise the rezoning procedures, add a requirement for the legal form of proffers and a requirement that approved proffers be recorded, and modifications to the enforcement standards. Mrs. Perkins..................................................................................................................... (C) 8) Ordinance Amendment — Chapter 165 Zoning, Article VI Business and Industrial Zoning Districts, Part 606 Ml Light Industrial District — Revisions to the Frederick County Zoning Ordinance to include Commercial Recreation (Indoor) as a permitted use. Mrs. Perkins..................................................................................................................... (D) 9) Other FILE COPY • J • REZONING APPLICATION #09-09 GRAYSTONE CORPORATION OF VIRGINIA Staff Report for the Planning Commission Prepared: October 19, 2009 Staff Contact: Michael T Ruddy ATOP Deptt�y Planning Director John Bishop, AICP, Transportation - Deputy Planning Director Reviewed Action Planning Commission: 11/04/09 Pending Board of Supervisors: 11/18/09 Pending PROPOSAL: To rezone 271.39 acres from RA (Rural Areas) District to M 1 (Light Industrial) District, with proffers, for Office and Manufacturing Uses. LOCATION: The properties are located on the north side of Redbud Road (Route 661), the east side of the CSX Railroad, the west side of Milburn Road (Route 662), and the south of McCanns Road (Route 838). EXECUTIVE SUMMARY & STAFF CONCLUSION FOR THE 11/04/99 PLANNING COMMISSION MEETING: The Graystone rezoning application is generally inconsistent with the land use designation of the Northeastern Frederick Land Use Plan, an element of the Comprehensive Plan, and does not address additional goals of the Comprehensive Plan as described in the staff report. The Applicant has not yet demonstrated how the M1 land use designation is consistent with the land use plan. In addition, elements of the rezoning application have been identified in the staff report that should be carefully evaluated to ensure they fully address specific components of the Plan. More specifically, the Planning Commission should ensure that the impacts associated with this rezoning request have been fully addressed by the applicant. The Planning Commission should pay particular attention to the following concerns: 1) The potential impacts associated with more intensive use of properties. 2) The transportation impacts associated with this request, including the impacts to the planning and construction of future Route 37. 3) The recommendations of the Historic Resources Advisory Board, particularly regarding Archeological Resource Surveys, impacts to historical resources and DSA's, and view shed mitigation through natural and enhanced buffering and screening. 4) The problematic language contained within the Proffer Statement regarding expansion of uses in the District and associated design standards; as further iterated by Mr. Rod Williams, Frederick County Attorney, in his review letter of the final proffers dated October 16, 2009. Following the required public hearing, a recommendation regarding this rezoning application to the Board of Supervisors would be appropriate. The applicant should be prepared to adequately address all concerns raised by the Planning Commission Rezoning #09-09 — Graystone Corp. of VA October 19, 2009 Page 2 This report is prepared by the Frederick County Planning Staff to provide information to the Planning Commission and the Board of Supervisors to assist them in making a decision on this application. It may also be useful to others interested in this zoning matter. Unresolved issues concerning this application are noted by staff where relevant throughout this staff report. Reviewed Action Planning Commission: 11/04/09 Pending Board of Supervisors: 11/18/09 Pending PROPOSAL: To rezone 271.39 acres from RA (Rural Areas) District io M1 (Light Industrial) District, with proffers, for Office and Manufacturing Uses. LOCATION: The properties are located on the north side of Redbud Road (Route 661), the east side of the CSX Railroad, the west side of Milburn Road (Route 662), and the south of McCanns Road (Route 838). MAGISTERIAL DISTRICT: Stonewall PROPERTY ID NUMBERS: 43 -A -158,44-A-25 and 44-A-26 PROPERTY ZONING: RA (Rural Areas) PRESENT USE: Agricultural ADJOINING PROPERTY ZONING & PRESENT USE: North: RA (Rural Areas) Use: Agricultural/Vacant South: RA (Rural Areas) Use: Agricultural/Residential/Historic Red Bud Agricultural District East: RA (Rural Areas) Use: Agricultural Red Bud Agricultural District R4 (Residential Planned Community) Vacant (Snowden Bridge) West: RA (Rural Areas) Use: M1 (Light Industrial) Rezoning 409-09 — Graystone Corp. of VA October 19, 2009 Page 3 REVIEW EVALUATIONS: Frederick County Transportation: Please see attached email dated September 25, 2009, from John Bishop, Deputy Director — Transportation. Virginia Dept. of Transportation: Please see attached email from VDOT dated October 6, 2009 and attached response letter from Greenway Engineering dated October 9, 2009. Final review comment provided by VDOT on October 20, 2009. Fire Marshal: Approval for rezoning is contingent upon a second means of emergency access to the property once construction has begun. Access from Milburn Road and Redbud Road is preferred. Plan approval recommended. Public Works Department: I. Refer to Existing Conditions under Site Suitability. Expand the discussion to include a reference to the power line which crosses the southern end of the property. 2. Refer to Wetlands under Site Suitability. Include reference locations of all the existing springs within the proposed development. 3. Refer to Soil Types under Site Suitability. The description of the soil types should be expanded to include a more thorough description of the site geology. The statement referencing "minor areas of limestone geology exist on the subject properties" is not correct. In fact, a majority of the site is underlaid by limestone formations. Developed sinkholes also are present with the site. In addition, a major thrust fault diagonally bisects this site. It appears that the existing springs are located in close proximity to this fault. We recommend that detailed geological mapping be performed and included with the master development plan. The mapping should include, but not be limited to, approximate locations of limestone and shale formation faults, sinkholes, springs and other pertinent karst features. Department of Inspections: No comment required at this time. Shall comment at the time of site plan review. Sanitation Authority: A review of our sewer and water systems indicate there should be (1) sufficient transportation capacity in the sewer lines and treatment capacity at the receiving sewer facility, and (2) sufficient water line pressure and water supply to serve the parcels for the type of rezoning requested. Service Authority: No comments. Winchester Regional Airport: Based on estimated calculation using existing ground elevations in that area, we do not believe that this rezoning will impact operations of the Winchester Regional Airport; however, because of the location there is some concern with Section C items 2, 3 and 4 of the proffer statement regarding the heights of proposed structures. Without knowing the FF elevation we cannot determine at this time the maximum height allowed to avoid a penetration into the airport's airspace. That determination would be made upon review of the site plan(s) when submitted. We would request that the owner be advised that upon review of actual site plan(s), should one or more of the structures penetrate into the airport's airspace we would request the owner to install FAA approved obstruction lights which would address any safety concerns. Rezoning #09-09 — Graystone Corp. of VA October 19, 2009 Page 4 Frederick County Attorney: Please see attached letter dated September 16, 2009, _ from Roderick B. Williams, County Attorney. Historic resources Advisory Board (HRAB): The DRAB met on October 20, 2009. Their comments are provided in attached letter dated October 21, 2009. Planning Department: Please see attached Memorandum dated October 2, 2009 from Michael T. Ruddy, 41CP, Deputy Planning Director. Planning & Zoninp,: 1) Site History The original Frederick County zoning map (U.S.G.S. Stephenson Quadrangle) identifies the subject parcels as being zoned A-2 (Agricultural General). The County's agricultural zoning districts were combined to form the RA (Rural Areas) District upon adoption of an amendment to the Frederick County Zoning Ordinance on May 10, 1989. The corresponding revision of the zoning map resulted in the re -mapping of the subject properties and all other A-1 and A-2 zoned land to the RA District. 2) Comprehensive Policy Plan The Frederick County Comprehensive Policy Plan is an official public document that serves as the community's guide for making decisions regarding development, preservation, public facilities and other key components of community life. The primary goal of this plan is to protect and improve the living environment within Frederick County. It is in essence a composition of policies used to plan for the future physical development of Frederick County, (Comprehensive Policy Plan, p. 1-11 T _nr73 I TVP The 2007 Comprehensive Policy Plan and the Northeast Frederick Land Use Plan provide guidance on the future development of the property. The property is located within the UDA and SWSA. In general, the proposed land use is not clearly supported by the Comprehensive Plan. The Northeast Frederick Land Use Plan recommends that the land use for this property is predominantly Planned Unit Development with large areas of identified DSA (Developmentally Sensitive Area). 7heApplicant should further demonstrate how the MI land use designation is consistent with the land use plan. The Planned Unit Development Concept seeks to create new neighborhoods with an appropriate balance between residential, employment, and service uses. Areas used for commercial and industrial land uses shall not exceed 50% of the gross area of the planned community. Sufficient commercial and industrial areas shall be provided to meet the needs of the planned community, to provide an appropriate balance of uses and to lessen the overall impact of the planned community on Frederick County. Rezoning #09-09 — Graystone Corp. of VA October 19, 2009 Page 5 The proposed M1 (Light Industrial) designation is intended to provide for a variety of light manufacturing, commercial office and heavy commercial uses in well planned industrial settings. Uses are allowed which do not create noise smoke, dust or other hazards. Uses are allowed which do not adversely affect nearby residential or business areas. Such industrial areas shall be provided with safe and sufficient access. In general, the Northeast Frederick Land Use Plan was designed to provide for a balance of land uses which includes industrial and commercial growth along the major road and railroad corridors, the introduction of a planned unit development (PUD) land use, and the preservation of rural areas and significant historic features within the study area boundaries. Future land uses within the study area boundary should be sensitive to existing and planned land uses. Identified Developmentally Sensitive Areas (DSA 's) The Study of Civil War Sites in the Shenandoah Valley, published by the National Park Service, identifies a portion of the Graystone rezoning site as being within the Second Winchester Study Area and a large portion of parcel 44-A-25 is within the Core Battlefield. This core area is part of Stephenson's Depot (Second Winchester — Phase 9). The core area of the Second Winchester Battlefield (Stephenson's Depot) on this site is shown as having retained much of its historic integrity according to the Study of Civil War Sites in the Shenandoah Valley. Portions of the site are also within the study area of the Third Battle of Winchester (Opequon) and adjacent to its core. Portions of this site are designated as Development -Sensitive Area in the Northeast Land Use Plan of the Frederick County Comprehensive Policy Plan. See the attached maps for further information. The Rural Landmarks Survey Report for Frederick County, Virginia, identifies seven structures/sites within the immediate area of the subject site; one structure was located on-site. The sites that are listed in the survey are: 1. Carter -Hardesty House (#34-112) — was located on site but burned and was demolished 2. Byers House (#34-1124) 3. Godfries-Semples House (#34-135) 4. Helm -McCann Property (#34-703) 5. Rutherford's Farm (#34-727) — site consists of historical markers and foundations 6. McCann, Thomas House (#34-729) 7. Milburn Chapel & Cemetery (#34-950) Red Bud Agricultural and Forestal District The Frederick County Board of Supervisors established the Red Bud Agricultural & Forestal District, consisting of 879.98 acres in the Stonewall Magisterial District, on May 0, 2006. Several properties located to the east of this project, directly across Milburn Road, and properties to the south, directly across Red Bud Road, which also contain significant historic resources, are included within the Red Bud Agricultural and Forestal District. The Red Bud Agricultural & Forestal District was created to contribute to the conservation and preservation of agricultural and forestal land in Frederick County. Rezoning #09-09 — Graystone Corp. of VA October 19, 2009 Page 6 Transportation The Frederick County Eastern Road Plan provides the guidance regarding future arterial and collector road connections in the eastern portion of the County by identifying needed connections and locations. Plans for new development should provide for the right-of-ways necessary to implement planned road improvements and new roads shown on the road plan should be constructed by the developer when warranted by the scale, intensity, or impacts of the development. Existing roads should be improved as necessary by adjacent development to implement the intentions of the plan (Comprehensive Plan 7-206). The Comprehensive Plan calls for a number of significant roadway improvements which impact this property. Number one among those improvements is the Route 37 corridor and interchange. The Route 37 corridor has long been a planned arterial roadway connecting the eastern part of the County, and extreme care should be taken not to undermine this goal. In addition, the Comprehensive Plan calls for a public roadway connection between Snowden Bridge Boulevard and Redbud Road. Per the plan, this will allow the I-81 northbound exit ramp to Route 11 to be relocated which will improve traffic safety and flow on Route 11. Snowden Bridge Boulevard is a proffered major collector road improvement that implements the County's Eastern Road Plan. Site Access and design. The most recent proffers for this site indicate three entrances to Snowden Bridge, and allows that one will move. As this application moves forward due diligence will need to be given to make sure that no proposed entrances negatively impact the future implementation or functionality of Route 37. 3) Site Suitability/Environment This property contains areas of Green Infrastructure elements and features including; areas of wetlands, areas of karst topography, and Developmentally Sensitive Areas. Such features could be incorporated into the project to a greater extent than is presently provided, in particular at the properties perimeter. Low Impact Design methods could be implemented throughout the development of this site, as could the use of LEED (or equivalent) land development and building design standards. It has been recommended that additional commitments are evaluated and made to adequately address the potential impacts on the historic and natural resources, both on the site and adjacent to the site. This could be done in coordination with adjacent stakeholders. Collaboration, now or in the future, with adjacent historical stakeholders would appear to be appropriate and beneficial to the project. The HRAB would be an important resource to help facilitate this collaboration. It is suggested that the Applicant is proactive in this regard. Please refer to the comments provided by the HRAB in this regard. Rezoning 409-09 — Graystone Corp. of VA October 19, 2009 Page 7 The potential exists to further promote the use of the existing adjacent roads for historical recreational open space corridors as previously recognized. As part of this effort, it is suggested that the buffers adjacent to Battlefield preservation properties, easements, and historical corridors should be tailored, potentially in conjunction with historical stakeholders and the Virginia Department of Forestry. As an example, the adjacent development proposed creating naturally vegetated or natively planted buffer areas, even proposing re -vegetation at a specific rate of trees per acre. Such an approach would appear to be effective with this project. It would appear to be necessary for the Applicant, through the proffer statement, to provide some guidance as to the phases of site development and constructability of the site to ensure that any potential impacts to adjacent properties, environmental resources, and historical resources are mitigated or, more importantly, avoided. 4) Potential Impacts A. Transportation Applicant's Transportation Program To offset the transportation impacts of this 271.39 acre RA to MI rezoning, this applicant has offered a number of transportation proffers. The proffers of this application provide partial right-of-way dedication for Route 37 and an interchange on their property, advance the implementation of Snowden Bridge Boulevard ahead of the previous Snowden Bridge Proffer for this improvement, limit the number of entrances onto Snowden Bridge, limit access to Redbud Road and Milburn Road to emergency access, eliminate any access to McCann Lane, provide inter -parcel access, and note that the applicant will apply for public assistance mechanisms in implementing the proffers. As noted below, theproffers do nothing to address Route 11, which will handle all of the development trips for the foreseeable future, does not dedicate adequate right-of- way forRoute 37and places high cost requirements on the County to attain even the dedicated portion of the right-of-way, does not address bicycle and pedestrian needs, and does not offer a public roadway connection between Redbud Road and Snowden Bridge Boulevard Traffic Impact Anal sis. The traffic impact analysis (TIA) prepared for this application assumed 1,749,000 square feet of office and 570,000 square feet of manufacturing. This amount provides the basis for the Traffic Impact Analysis. It should be recognized that the Applicant's proffer statement presently provides no limitations on the amount of MI (Light Industrial) development that could occur on the property. It has been requested that the M1 district performance standards be modified to double the FAR from 1 FAR to 2 FAR which would have an impact on the amount and intensity of the development. Rezoning #09-09 — Graystone Corp. of VA October 19, 2009 Page 8 The TIA indicates that this application will degrade the level of service at a number of intersections (see included fold out graphic of TIA results). Please note that these degradations occur even though staff and VDOT worked diligently with the applicant to base traffic generation off of real world projects such as Fort Collier Industrial Park and the Avion Office Park in Chantilly. Further, the TIA takes credit for the relocation of Redbud Road to an intersection with Snowden Bridge. The County and VDOT allowed the TIA to be scoped this way due to the applicant's willingness to work with the County and VDOT if this connection was desired. However, recent communications from the applicant indicates that they are not willing to be part of this solution. Had this position been taken earlier, it would have impacted the scoping of the TIA. Construction and site development The potential exists for the site development and construction of the project to be impactful to the surrounding community and land uses. The Applicant should be proactive in ensuring that any potential impacts to adjacent properties and historical resources are mitigated or, more importantly, avoided. Efforts to achieve this in the planning stages are appropriate given the scale and location of this project. B. Design Standards The Applicant has requested modifications to several of the MI (Light Industrial) Zoning District design standards which would enable a more intensive development of the property. It is not acceptable for a proffer statement to allow increases to development and design standards that exceed those current standards explicitly designed for the district. Doubling the FAR and height increases for Office Buildings and Parking Structures is not permissible by proffer. Mr. Rod Williams, County Attorney, has provided his opinion regarding this matter, which should be recognized. The appropriate approach to address the above issues is through potential modifications to the standards of the Zoning Ordinance. Such an approach was initiated by the Applicant. The Applicant has proffered to establish requirements for outdoor green areas and/or outdoor plaza areas. However, the amount of, and timing of, the development of the proposed outdoor green areas and plazas has not been defined. The Applicant has proffered to establish internal asphalt trails a minimum of eight feet in width. The minimum expectation for the width of any trail is ten feet. In conjunction with Mr. Bishop's comments, the location of the internal trail system should be addressed further to ensure it provides connectivity with adjacent land uses and historical elements, and at a minimum to the previously proffered trail system that is part of Snowden Bridge Boulevard. The GDP could be used to a greater extent to identify this. The connectivity of the trail system goes beyond that of just this project. Rezoning #09-09 — Graystone Corp. of VA October 19, 2009 Page 9 The Applicant has proffered to establish a 100 feet green space buffer area along the northern boundary of the property. In addition, the Applicant has proffered to provide for evergreen landscaping along the Redbud Road frontage of an adjacent property owned by the Shenandoah Valley Battlefields Foundation. This buffer is undefined and is conditioned upon the approval and furnishing of a landscape easement by the adjacent property owner. This constitutes the extent of the Application's effort to address the unique historic resources of the immediate area and surrounding properties. The comments offered by the HRAB support the clear expectations of the Comprehensive Plan in this regard. Please refer to the recommendations of the HRAB for additional guidance. C. Community Facilities The development of this site will have an impact on Fire and Rescue Services. However, it is recognized that commercial and industrial uses generally provide a positive impact on community facilities through the additional generation of tax revenue. This application makes an effort to address the impacts to Fire and Rescue services by providing a monetary contribution in an amount of $0.05 per square foot of developed commercial structural area. Please recognize that this is generally less of a monetary contribution per square foot than proffered on more recent rezoning requests. 5) Proffer Statement — Dated August 24, 2009 with latest revision October 9, 2009 B) Generalized Development Plan The Applicant has proffered a GDP for the property which would guide the development of the property. This GDP is very general and provides a minimal amount of detail, but does identify the general location of the future Route 37 corridor study area and future Snowden Bridge Boulevard and their associated interchange and intersections. Two specific locations of green space buffer areas have been identified; one on-site adjacent to McCanns Road, and one off-site on property owned by the Shenandoah Valley Battlefields Foundation. At this time there, has been no indication that the SVBF is aware of, and in agreement with, this proffer. C) Land Use The Applicant has requested the M 1 (Light Industrial) Zoning District classification. In doing so, the Applicant also requests an interpretation allowing additional land uses. It is not acceptable for a proffer statement to include uses that are not presently permitted within this district. Further, a proffer statement should not interpret the permissibility ofparticular uses. That role is designated to the ZoningAdministrator. This is further clarified by the CountyAttorney in his review letter dated October 16, 2009. The appropriate approach is to address this through potential modifications to the standards of the Zoning Ordinance, specifically the permitted uses within each district. Such an approach was initiated by the Applicant, but for a different zoning district (OM). Rezoning #09-09 — Graystone Corp. of VA October 19, 2009 Page 10 Specifically, Financial Institution Offices and Medical Offices are permitted in other commercial zoning districts. Research and Development Of maces are currently permitted within the Ml District. In addition, any future amendments to the permitted uses within the M 1 District would be permitted on any M 1 zoned property that does not have a specific proffer prohibiting such a use. C) Site Design The Applicant has requested modifications to several of the M1 (Light Industrial) Zoning District design standards which would enable a more intensive development of the property. It is not acceptable for a proffer statement to allow increases to development and design standards that exceed those current standards explicitly designed for the district. Doubling the FAR and height increases (90 feet for Office Buildings and 70' for Parking Structures) is not permissible by proffer. This is further clarified by the County Attorney in his review letter dated October 16, 2009. The appropriate approach is to address this through potential modifications to the standards of the Zoning Ordinance. Such an approach was initiated by the Applicant. The Applicant has proffered to establish requirements for outdoor green areas and/or outdoor plaza areas. It would be preferable for the Applicant to further define the amount of, and timing of, the development of the proposed outdoor green areas and plazas• The Applicant has proffered to establish internal asphalt trails a minimum of eight feet in width. The location of the internal trail system should be addressed further to ensure it provides connectivity with adjacent land uses and historical elements, and at a minimum to the previously proffered trail system that is part of Snowden Bridge Boulevard The GDP could be used to a greater extent to identify this. The connectivity of the trail system goes beyond that of just this project. In addition, the minimum expectation for the width of any trail is ten feet. The Applicant has proffered to establish a 100 feet green space buffer area along the northern boundary of the property. In addition, the Applicant has proffered to provide for evergreen landscaping along the Redbud Road frontage of an adjacent property owned by the Shenandoah Valley Battlefields Foundation. This buffer is undefined and is conditioned upon the approval and furnishing of a landscape easement by the adjacent property owner. This constitutes the extent of the Applications effort to address the unique historic resources of the immediate area and surrounding properties. It is recognized that in some locations a zoning district buffer would be required. However, it has been recommended that the proffered buffering and landscaping should propose buffering and landscaping that would exceed the minimum expectation of the Ordinance. In addition, given the historical character of the surrounding land uses, there is an expectation of a more significant effort with regards to buffering and landscaping. This is a clear expectation of the Comprehensive Plan. Please refer to the recommendations of the HRAB for additional guidance. Rezoning 409-09 — Graystone Corp. of VA October 19, 2009 Page 11 D) Transportation Route 37 Dedication (Proffers D1,D2,D3) The applicant has proffered to dedicate 225 feet of right of way for the corridor and enough right-of-way for a diamond interchange 800 feet in width with a study area of up to 350 feet available for purchase. The applicant has based the corridor needs on existing Route 37 west. There is no proffer that would help the County to obtain Route 37 right of way in neighboring parcels. Staff would note that the Board of Supervisors adopted a 350 feet wide corridor in this location based upon guidance from VDOT engineers. To base what should be the dedication on Route 37 west is inappropriate. Further, without including the interchange areas, the Route 37 west right of way is highly variable and rangesfrom just over 200 feet to nearly 400 feet in width. As with all rights of way, it varies based upon the needs of specific locations along its length and current standards. This should only serve to highlight the fact that specific VDOTguidancefor this site should "'efollowed as opposed to assumptionsfrom sections of the 30year old Route 37 west. Finally, it should again be noted that staff is adamantly against the dedication and reservation proffer language giving the County five years to complete thefinal engineering and design of the roadway. This would be an extremely costly and time consuming effort for which it is well known that there is presently no funding. Redbud Road Relocation The applicant has not proffered any connection to Redbud Road from Snowden Bridge Boulevard. From the first meetings held with the applicants and their representatives, staff has made clear that there is a need for a public road connection between Redbud Road and Snowden Bridge Boulevard This would allow the County to sever the current I- 81 NB ramp connection to Route 11 and move it to the area where the intersection between Redbud and Route 11 currently exists. This is a significant need to improve Route 11 traffic. The applicant has consistently stated that if the County wished to push for the connection between Redbud and Snowden Bridge, they would be willing to work with the County. However, recent written comment responses received indicate that this is no long the case. Trail System The applicant has not proffered any public trail connections. Staff would note that the Snowden Bridge Development, Rutherford Shopping Center, and the Battlefield Property all have either proffered or implemented bicycle and pedesrrian improvements. This property sits in the middle of all these uses and is the final piece needed to create the County's first interconnected trail system which would link the areas where County residents live, work, shop, and recreate. The applicant has noted security concerns ofpotential tenants. Staff would note that bikers and walkers using a trails system that parallels the roadways pose less of a threat than the vehicles. Rezoning 909-09 ^ Graystone Corp. of VA October 19, 2009 Page 12 Route 11 Improvements The applicant has made no proffers to offset impacts to Route 11. Staff would note that there are a number of ways that this applicant could help to offset Route 11 impacts. Among these would be to construct a connection between Redbud Road and Snowden Bridge Boulevard or to partner with the County and VDOT in providing additional southbound capacity from I-81 to Route 37. E) Community Facilities This application makes an effort to address the impacts to Fire and Rescue services by proffering a monetary contribution in an amount of $0.05 per square foot of developed commercial structural area. Please recognize that this is generally less of a monetary contribution per square foot than proffered on more recent rezoning requests. In addition, the trigger for this contribution is prior to the issuance of a Certificate of Occupancy. This should be changed to reflect the appropriate timing, which is prior to the issuance of a building permit. STAFF CONCLUSIONS FOR THE 11/04/09 PLANNING COMMISSION MEETING: The Graystone rezoning application is generally inconsistent with the land use designation of the Northeastern Frederick Land Use Plan, an element of the Comprehensive Plan, and does not address additional goals of the Comprehensive Plan as described in the staff report. The Applicant has not yet demonstrated how the M1 land use designation is consistent with the land use plan. In addition, elements of the rezoning application have been identified in the staff report that should be carefully evaluated to ensure they fully address specific components of the Plan. More specifically, the Planning Commission should ensure that the impacts associated with this rezoning request have been fully addressed by the applicant. The Planning Commission should pay particular attention to the following concerns: 1) The potential impacts associated with more intensive use of properties. 2) The transportation impacts associated with this request, including the impacts to the planning and construction of future Route 37. 3) The recommendations of the Historic Resources Advisory Board, particularly regarding Archeological Resource Surveys, impacts to historical resources and DSA's, and view shed mitigation through natural and enhanced buffering and screening. 4) The problematic language contained within the Proffer Statement regarding expansion of uses in the District and associated design standards; as further iterated by Mr. Rod Williams, Frederick County Attorney, in his review letter of the final proffers dated October 16, 2009. Following the required public hearing, a recommendation regarding this rezoning application to the Board of Supervisors would be appropriate. The applicant should be prepared to adequately address all concerns raised by the Planning Commission. Page 1 of 3 Evan Wyatt From: John Bishop Dbishop@co.frederick.va.us] Sent: Friday, September 25, 2009 4:06 PM To: Evan Wyatt Cc: Mike Ruddy; Eric Lawrence; Iloyd.ingram@VDOT.virginia.gov; Copp, Jerry; Short, Terry Subject: Transportation Review Comments on Graystone Evan; Thank you for the opportunity to review the preliminary Graystone application. What follows is my review of the updated Transportation Proffers emailed to me 9/23/09 and attached for reference. Please note that as VDOT and I have not had time to do a full review of the TIA, other issues could arise from that ongoing process. Proffers D-1 and D-2 Staff believes that the identified Route 37 Corridor should be fully dedicated. Basing the dedication area upon existing Route 37 is not a good approach since it has already been established Through County and VDOT study and coordination that this area will not be like existing Route 37 due to the need for collector distributor (CD) lanes. That said; if some hybrid form of study area and dedication is the only acceptable arrangement to the applicant, then the study term should be extended and the additional right of way above the 225' corridor identified via the study should be dedicated and not simply reserved for purchase. Dedication should be within 90 days as opposed to the proffered 6 months. 2. Proffer D-3 Staff is not opposed to the idea of a single point urban interchange(SPUI) in concept. However, the implementation cost of a SPUI is well known to be significantly higher than more common designs due to the additional bridge work required during construction. As long as the interchange area dedicated will accommodate a diamond interchange, staff is okay with that. However, it is apparent from VDOT comments so far that this may not be the case. Clarification is needed on this issue. Further the proffer should state the area instead of just referring to the design as even footprints among the same design style can vary. Staff preference for this dedication timeline would also be 90 days as opposed to the proffered 6 months. 3. Proffer D-4 a. It should be noted that the portion of Snowden Bridge Blvd being proffered here has already been proffered by the Snowden Bridge residential development, though this proffer does advance implementation. Regarding the 8,000 trip trigger it should be worded so that it includes the TIA trip generation count at site plan and takes into account any actual trips that may have developed should the Snowden Bridge residential development tie in sooner than currently expected. b. Though I have yet to encounter a situation where the County has refused endorsement of an economic development access or rail access funding application. I cannot recommend that the Board of Supervisors obligate themselves via accepting the language doing so in this proffer. One never knows what the situation will be at the time of application and I would not want to place the current Board for future Boards in a situation where they were forced to move on your application when a competing application may be of greater benefit to the County. 4. Proffer D-5 Proposing 4 intersections is inappropriate in the vicinity of a planned interchange. Staff is much more supportive of the exhibits previously discussed which showed 1 major intersection with the rest of the property accessing via an internal roadway system. We had also discussed that this road system include a tie in to the northeast portion of the property under Route 37 in the vicinity of the railroad tracks. We acknowledge that that connection would need to be bridged 10/6/2009 Page 2 of 3 upon Route 37 construction, but is still much preferable to an intersection that does not meet standards near an interchange. This new proposal would place intersections at a spacing from the future interchange that would not meet VDOT standards which are becoming effective in October 2009. At worst, this has potential to jeopardize approval of the future Route 37 interchange with Snowden Bridge Blvd. and at best, this would create a situation where the Route 37 interchange functionality is hindered from its first day of operation due to the existing entrances created by this proposal. Please consider returning to the previous concept of an internal road system. On a final note relevant to this issue, I would point out that many of our discussions in scoping the TIA related to the fact that this is proposed to be a development similar to the Avion Business Park in Chantilly, VA. The Avioii Buri Hess Park has to exterior connections; one to Route 50 and one to Stonecroft Blvd and is a nearly identical acreage(276 acres) to this proposed development. 5. Proffer D-6 and D-7 Staff is supportive of the proffer to limit access to Milburn Road and Redbud Roads to emergency access only as determined by the County. Staff would recommend extending this designation to McCanns Road as well. This will allow these roads to continue to serve as historic and scenic corridors for automotive and recreational traffic. The applicant may also want to consider significantly buffering these corridors in order to preserve their historic integrity. This should be carefully worded so as not to conflict with the County desire for a public roadway connection between Snowden Bridge Blvd and Redbud Road. 6. Proffer D-8 A public street connection should be implemented between Redbud Road and Snowden Bridge Blvd. The lack of such a connection in this area has caused the County to be unable to move on needed improvements to the 1-81 interchange with Route 11, namely, the relocation of the northbound 1-81 exit ramp to the current Red Bud road location. Additionally, this would allow potential employees from the neighborhoods along Redbud Road to directly access the park instead of forcing them to go all the way around via Old Charlestown Road and Route 11 or future Snowden Bridge. Beyond that issue, staff is supportive of other internal streets in the development being private. 7. Proffer C-7 The trail system proffered should be constructed to the standard 10 foot width and open to the public via a public access easement. In addition to that it should offer connections between Snowden Bridge Blvd and Redbud Road. Further, the trails should be continued along the full frontage of Snowden Bridge and Redbud Road. Finally, the applicant should consider extending the trail across the railroad tracks to meet Route 11. This would provide a continuous trail system between the Snowden Bridge residential development, the Rutherford Shopping Center, and this proposed development, not to mention setting up connections to the nearby battlefield park. This connectivity would aid in taking trips off the roadway and thus reduce this development's transportation impact as well as adding value to the entire community in this area. 8. Unproffered Considerations As noted by VDOT, staff is concerned that no consideration has been given to offsetting impacts to Route 11 at this point. Staff has noted items along Route 11 that you may wish to consider previously but will reiterate them here. a. The county and VDOT have both applied for funds to add additional southbound capacity under 1-81 all the way to Route 11. The applicant may wish to become a partner in this. b. Due to state cutbacks the funds previously available to relocate the 1-81 northbound exit ramp to Route 11 are no longer available. This improvement would greatly improve traffic conditions in this area of Route 11. c. Aid in obtaining right of way across the Snowden Bridge property would be a significant contribution to implementing the County's future road plans. Thanks nif,i,?nno Mike Ruddy From: Funkhouser, Rhonda [Rhonda.Fun khouser@VDOT.Virginia.gov] Sent: Tuesday, October 20, 2009 2:42 PM To: Mike Ruddy Subject: FW: Graystone Property - VDOT Comments to 10/09/09 Proffers From: Funkhouser, Rhonda On Behalf Of Ingram, Lloyd Sent: Tuesday, October 20, 2009 2:39 PM To: 'ewyatt@greenwayeng.com'; 'Michael C. Glickman' Cc: John.Bishop; Smith, Matthew, P.E.; Copp, Jerry, Ingram, Lloyd Subject: Graystone Property - VDOT Comments to 10/09/09 Proffers The documentation within the application to rezone this property appears to have significant measurable impact on Routes 11, 37, 661, 662, and 638. These routes are the VDOT roadways which has been considered as the access to the property referenced. VDOT is not satisfied that the transportation proffers offered in the revised Graystone Property Rezoning Application dated October 9, 2009 address transportation concerns associated with this request. This office has reviewed the revised transportation proffers dated October 9, 2009 and offers the following comments: D-1 & 2: 1? • The applicant did not address VDOT's concern that the timeframe of five years from the date of a rezoning approval for the alignment study, environmental study as well as the full and final design of the roadway plans is not realistic! • The applicant did not address the inadequate right-of-way width of 225'. Again I will point out that the Proposed Route 37 will have to cross four roads and a railroad, thus an elevated roadway will be required that will need a footprint of 350' to 400'. • The idea that the applicant alone will determine if the timeframe will be extended or identify the location of Route 37 is not acceptable. o VDOT has identified the need of 1000' for the Snowden Bridge interchange, the applicant has offered 800'. • If the additional right-of-way is to be purchased from the applicant, will it be at the pre - development or post development prices? D-4: No additional comments. D-5: All intersections as well as commercial entrances will need to meet all of VDOT's criteria prior to approval. D-6: VDOT is concerned that his proffer has too many "developed by others" that are not party to this proffer and therefore it is questionable if it is enforceable. D-7: No comment. D-8: VDOT dose not agree with this proffer. It has determined that access to Route 661 for "Local" traffic is a key requirement to any approval of this rezoning. D-9,10,11,12: No additional comments. It should be noted that there has not been any proffers offered to mitigate the almost 10,000 ADT generated by this site that will have a direct impact on Route 11 as well as the Interstate 81 interchange. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of- way dedications, traffic signalization, and off-site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Thank you for allowing us the opportunity to comment. Lloyd A. Ingram, Transportation Engineer Virginia Department of Transportation Edinburg Residency — Land Development 14031 Old Valley Pike Edinburg, Virginia 22824 Phone #(540) 984-5611 Fax #(540) 984-5607 W John Bishop From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd, Ingram@VDOT.virginia.gov] Sent: Tuesday, October 06, 2009 3:09 PM To: ewyatt@greenwayeng.com; Michael C. Glickman Cc: John Bishop; Smith, Matthew, P.E.; Copp, Jerry Subject: Graystone Property - VDOT Rezoning Comments Attachments: 37typical9.tif The documentation within the application to rezone this property appears to have significant measurable impact on Routes 11, 37, 661, 662, and 638. These routes are the VDOT roadways which has been considered as the access to the property referenced. VDOT is not satisfied that the transportation proffers offered in the Graystone Property Rezoning Application dated September 23, 2009 address transportation concerns associated with this request. Specifically, we have the following concerns: Under transportation proffers, the applicant refers to his proposed 225' right-of-way dedication as similar to the western portion of the Route 37 Bypass. Upon review of the property in question there is no similarity. The property changes as much as 90' in elevation. Route 37 would be required to build up to 4 flyover bridges, including the interchange, in a little over a half of a mile. The only practical way to design the roadway, without feeling like a rollercoaster, is an elevated roadway. Therefore, a right-of-way dedication of 350' to 400' of dedication along the mainline will be required. The diamond interchange right-of-way dedication requirement could be as much as 1,200'. The TIA, after its initial review has been found to need additional information combined with recommendations from VDOT's reviewer. These have been requested from the applicant. The two mitigation items that were visible from the initial review, that are key to traffic movements in the area, are the relocation of the NB I-81 off -ramp to align with the existing NB I-81 on-ramp, combined with providing an access road for local traffic from the Snowden Bridge Boulevard to Redbud Road via the Graystone development. As the applicant has not offered to mitigate his impact of almost 10,000 ADT on Route 11, these may be items that should be considered prior to supporting this rezoning. Only setting aside right-of-way for a future roadway facility in lieu of anv mitigation to offset impacts to existing road systems (i.e., Route 11) is not advised, particularly since the construction of Eastern Route 37 (which will aid to disperse the applicants' generated trips), could very well be a generation away from reality. Proffer D-1: In today's economy, additional time will be needed to obtain the funding for the study. We would like to see the proposed five years increased to ten years for both the alignment and preliminary engineering design to identify right-of-way needs for the Route 37 Bypass and full diamond interchange. Proffer D-2: The proposed alignment corridor of only 225' will not contain the proposed Route 37 east. Several key factors seem to have been overlooked when the Developer designated this area: 1. Due to the relative spacing between the Shockey interchange and the I-81 interchange, it has been recommended that C -D lanes be constructed to facilitate properly designed ramps and weave areas. Please see the 3/24/06 review correspondence of the County's CX — CXL proposals for additional information. 2. In the 2,300 feet of proposed 37 alignment in the Shockey development there are five (5) grade separations/bridges requiring high-fill/additional right-of-way: • Route 662 • Proposed Snowden Bridge Blvd (to include a full interchange) • Proposed secondary between Land Bays A/B and C • Hiatt Run tributary crossing • Crossing over CSX railroad (if double -stacking is a future consideration, CSX will require at least 23' vertical clearance from high rail) Given these unique conditions and topography, we recommend dedicating a 400' corridor minimum for the highway, flaring out to 1,200' total at the interchange. A sample typical section for a C -D highway is attached; note that it does not account for areas of higher fill necessary for longitudinal grade design, super elevation, etc. <<37typical1.tif>> Proffer D-3: Remove the references to SPUI interchange as all types of interchange designs will be considered. The appropriate interchange design, based on cost and constructability, will be determined at the design phase. Proffer D-4: VDOT will not support the use of economic development funds for construction of a roadway that has already been proffered. Proffer D-5: All intersections will be required to meet all of VDOT's criteria, including sight distance, crossover spacing and access management regulations. VDOT will not allow entrances to be located in such a manner as to jeopardize the future Route 37 Interchange. Site entrance/intersection design and location will be reviewed at the time of site plan submittal prior to location approval. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of- way dedications, traffic signalization, and off-site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Thank you for allowing us the opportunity to comment. Lloyd A. Ingram, Transportation Engineer Virginia Department of Transportation Edinburg Residency — Land Development 14031 Old Valley Pike Edinburg, Virginia 22824 2 Graystone Corporation - Tr--isportation Proffers Evan Wyatt Page 1 of 2 From: Funkhouser, Rhonda [Rhonda.Funkhouser@VDOT.Virginia.gov] on behalf of Ingram, Lloyd [Lloyd.Ingram @ VDOT.virginia.gov] Sent: Friday, September 25, 2009 9:05 AM To: Evan Wyatt Cc: John.Bishop; Copp, Jerry; Ingram, Lloyd; Smith, Matthew, P.E.; Jackson, Terry, PE LS; Alexander, Scott Subject: Graystone Corporation - Transportation Proffers The following are expedited preliminary VDOT comments to the Graystone Corporation transportation proffers revised September 23, 2009 without a finalized TIA review. Additional comments will follow once corrections to the TIA have been completed and reviewed. This development has significant traffic impacts to Route 11 and the I-81 Interchange. We believe the applicant should provide appropriate resources to mitigate these impacts. D. Transportation Enhancements We are agreeable to the 350' minimum, however, an additional width may be required after a preliminary engineering study. In today's economy, additional time will be needed to obtain the funding for the study. We would like to see the proposed five years increased to ten years for both the alignment and preliminary engineering design to identify right-of-way needs for the Route 37 Bypass and full diamond interchange. It should be the responsibility of the applicant to coordinate with Frederick County and VDOT to determine final roadway and interchange locations. 2. The 225' of right-of-way offered for dedication is not sufficient to construct the roadway in that type of terrain. Right-of-way needs will be determined upon completion of preliminary engineering as noted in #1 above. All right-of-way required should be dedicated to Frederick County without compensation. 3. Remove all reference to "SPUI" as no determination has been made to the type of interchange. We believe the applicant should proffer the necessary right-of-way for a full diamond interchange. 4. As this roadway construction has already proffered in the Snowden Bridge rezoning, I do not see a need for tax payer's money to be spent on constructing any of Snowden Bridge Boulevard! This development is placing close to 8,000 additional trips onto Route 11 and yet there has been no proffers offered to mitigate this significant impact. Proffer #4 indicates Snowden Bridge Boulevard will be developed to four -lanes prior to "the site plan that exceeds 8,000 vpd". We suggest this is clarified to provide cumulative trips and/or traffic count total. 5. While limiting entrance to four commercial intersections is acceptable, it must be remembered all entrances/intersections will need to meet VDOT and County requirements for sight distance, crossover spacing, access management requirements as well as interchange restrictions at the time of development. Please call should you have any questions or concerns. Lloyd A. Ingrain, Transportation Engineer Virginia Department of Transportation 10/6/2009 MEMORANDUM TO: Michael T. Ruddy, AICP Deputy Director of Planning FROM: Roderick B. Williams County Attorney DATE: October 16, 2009 COUNTY OF FREDERICK Roderick B. Williams County Attorney 540/722-8383 Fax 540/667-0370 E-mail: rwillla@co.frederick.va.us RE: Graystone Corporation Office and Industrial Park — Proffer Statement dated October 9, 2009 I received from you, on October 14, the above -referenced proffer statement (the "Proffer Statement") for the proposed rezoning of 271.39± acres, Parcel Identification Numbers 43-A- 158, 44-A-25 & 44-A-26 (collectively, the "Property"), in the Stonewall Magisterial District, from the RA (Rural Areas) District to the MI (Light Industrial) District. I have now reviewed the Proffer Statement and it is my opinion that the Proffer Statement would be in a form to meet the requirements of the Frederick County Zoning Ordinance and the Code of Virginia, and would be legally sufficient as a proffer statement, subject to the following comments: 1. Proffer B 1 — The Proffer attempts to limit the restrictions of the Zoning Ordinance with respect to the Property. The Proffer attempts to do so in two ways. First, the Proffer seeks to change the provisions of the Zoning Ordinance regarding the Ordinance's interpretation. Sections 165-101.06 (formerly 165-4) and 165-601.01 (formerly the introductory paragraph of 165-82) have delegated authority for interpretation of the Ordinance to the Zoning Administrator. The Proffer would change a generally applicable provision of the Ordinance, other than one specific to the particular zoning district, so that a different rule would apply to the Property; hence, the Board would interpret uses for the Property, but the Zoning Administrator would interpret uses for properties in the rest of the County. Second, with the exception of Research and Development Offices (current M1 zoning allows "Engineering, accounting, research, management and related services"), the designated uses (or at least substantially similar uses) are explicitly permitted only in other 107 North Kent Street • Winchester, Virginia 22601 Michael T. Ruddy, AICP October 16, 2009 Page 2 zoning districts — certain financial institutions in B 1 and B2 and certain medical offices in B1, without similar terms being included in what is permitted in MI. The enabling legislation for the County's conditional zoning, Va. Code § 15.2-2298, in fact only uses the term "conditional zoning" in the context of a reference to the alternative provisions of Va. Code § 15.2-2203. Instead, § 15.2-2298 enables eligible localities thereunder to "provide for the voluntary proffering ... of reasonable conditions ... in addition to the regulations provided for the zoning district or zone by the ordinance" (emphasis added). This conclusion is consistent with the stated purpose of conditional zoning to allow a zoning reclassification "subject to certain conditions proffered by the zoning applicant for the protection of the community that are not generally applicable to land similarly zoned". See Va. Code § 15.2-2296 (emphasis added); see also Clark v. Town of Middleburg, 26 Va. Cir. 472 (1990) (proffers cannot be construed to provide a variance from or to exceed the allowances of a zoning ordinance). 2. Proffers Cl -C3 —As with Proffer BI, these Proffers attempt to allow uses/aspects that are more intensive than the requested zoning classification otherwise allows and the same comments therefore apply. 3. Proffer C4 — Because other items in the Proffer Statement request uses and aspects not otherwise permitted in the M1 District, this Proffer might better contain a provision clarifying that the ARB is not to be delegated any authority to approve aspects that are not otherwise allowed in the MI District, in particular with respect to the size and number of signs. 4. Proffer C6 — This Proffer does not define the timing of the obligation, such as completion prior to issuance of certificate of occupancy, for the trails within each respective lot(s) serving a structure sought to be occupied. 5. Proffers C7 & C8 —1 note that, to the extent that 165-203.02(D)(4) now requires Category C buffers for MI -zoned property adjacent to RA -zoned property that is primarily in residential use, and RP- and R4 -zoned property, the reference in these Proffers to on-site buffers only on the northern boundary cannot override any buffer requirements for the other boundaries. 6. Proffers D2 & D3 — The order of the language in the first sentence of Proffer D2 might read more clearly if as follows: "The Applicant hereby proffers to provide for a 225 - foot wide right-of-way dedication on the Property for the Route 37 corridor that is consistent with a Route 37 western bypass typical section." Also, with respect to the provision in the last sentence of each Proffer, while it is understood that the Applicant is not undertaking to develop Route 37 on the Property, the Proffers still do not indicate any time by which Route 37 would need to be developed on the Property for the reversion clause not to be triggered. 2 Michael T. Ruddy, AICP October 16, 2009 Page 3 7. Proffer D4 — The last sentence might read more clearly, in the context of the entire Proffer, with "In addition," added to its beginning and the following language added to its end: ", if such volume condition occurs sooner than the proffer otherwise requires". 8. Proffer D5 — If the westernmost intersection is the one as to which the roundabout/signalization is to take place, the GDP might make specific reference at the notation for that intersection to the roundaboutlsignalization. Also, the Proffer as currently worded (intersection "could potentially be developed as ... ") does not actually state any obligation, if one was intended, to construct a roundabout or install a signal. Finally, the Proffer might better identify specific development levels/events at which time performance of the obligations for each respective intersection accrues. 9. Proffer D12 —The last sentence, while it does contain the condition that it does not bind any future legislative act, is still overbroad in that a proffer cannot bind the County to perform any act, legislative or otherwise. I have not reviewed the substance of the Proffers as to whether the Proffers are suitable and appropriate for this specific development, as it is my understanding that that review will be done by staff and the Planning Commission. cc: Ty Lawson, Esq., Counsel for Applicant 3 I October 21, 2009 Mr. Evan Wyatt Greenway Engineering 151 Windy Hill Lane Winchester VA 22602 COUNTY of FREDERICK Department of Planning and Development 540/665-5651, FAX: 540/665-6395 RE: Application Requesting a Rezoning of 271.39± Acres from RA to M1 (Light Industrial) for the Graystone Corporation Office and Industrial Park Property Identification Numbers (PINS): 43-A-158, 44-A-25, 44-A-26 Current Zoning District: RA (Rural Area) Dear Mr. Wyatt: The Frederick County Historic Resources Advisory Board (HRAB) considered the above referenced rezoning proposal during their meeting on October 20, 2009. The HRAB reviewed information associated with the 1992 National Park Service Study of Civil War Sites in the Shenandoah Valley, the Frederick County Rural Landmarks Survey Report, the Virginia Department of Historic Resources, as well as information provided and presented by you on behalf of Greenway Engineering. The proposal seeks to rezone three parcels of land that total 271.39 acres from RA (Rural Areas) District to the M1 (Light Industrial) District for office and manufacturing land uses. The site is located near the Interstate 81 Exit 317 interchange and Martinsburg Pike (Route 11), and is bound by Redbud Road (Route 661), Milburn Road (Route 662), McCann's Road (Route 838) and the CSX Railroad, in the Stonewall Magisterial District. Historic Resources Advisory Board Concerns The Study of Civil War Sites in the Shenandoah Valley, published by the National Park Service, identifies a portion of the Graystone rezoning site as being within the Second Winchester Study Area and a large portion of parcel 44-A-25 is within the Core Battlefield. This core area is part of Stephenson's Depot (Second Winchester — Phase 9). The core area of the Second Winchester Battlefield (Stephenson's Depot) on this site is shown as having retained much of its historic integrity according the Study of Civil War Sites in the Shenandoah Valley. Portions of the site are also within the study area of the Third Battle of Winchester (Opequon) and adjacent to its core. Portions of this site are designated as Developmentally Sensitive Area in the Northeast Land Use Plan of the Frederick County Comprehensive Policy Plan. 197 North Kent Street, Suite 202 ® Winchester, Virginia 22601-5000 Mr. Evan Wyatt Re: Rezoning of 271.39± Acres from RA to Ml Graystone Corporation Office and Industrial Park October 21, 2009 Page 2 The Rural Landmarks Survey eport for Frederick County, Virginia, identifies seven structures/sites within the immediate area of the subject site; one structure was located on-site. The sites that are listed in the survey are: 0 Carter -Hardesty House (#34-112) — was located on site but burned and was demolished ® Byers House (#34-1124) 0 Godfries-Semples House (#34-135) ® Helm -McCann Property (#34-703) 0 Rutherford's Farm (#34-727) — site consists of historical markers and foundations 4 McCann, Thomas House (#34-729) 0 Milburn Chapel & Cemetery (#34-950) After reviewing this information and the applicant's materials and proposals, the Historic Resource Advisory Board (HRAB) recommended that the Graystone Corporation Rezoning Application addresses the following: o A Phase I Archeological Survey should be done on the property in an effort to identify any archeological resources present on the property. If warranted, further survey work should be completed. It was recognized that this property is uniquely located with regards to a variety of significant historical resources, warranting particular effort to ensure any resources are appropriately addressed. o The proposed intensification of the project in terms of the request to increase the FAR to 2.0, to increase the height of Office Buildings to 90 feet, and to increase the height of parking structures to 70 feet is undesirable as this would increase the potential impact on the adjacent historic resources. In addition, current height exceptions that are allowed in the M1 district which exceed the height standard for the district should be avoided. The Applicant should evaluate if further restrictions to the standards of the Ml District may be warranted. o The Applicant should evaluate if any of the more intensive uses permitted in the M1 District could be proffered out in an effort to minimize the potential impact on the surrounding historical land uses. The more intensive industrial uses should not be located on the portion of the property which is north of future Route 37, as this area contains a far greater area of core battlefield. o Parking lots and other similar site development features should be located to the interior of the development in an effort to minimize the potential impact on the surrounding historical land uses. Mr. Evan Wyatt Re: Rezoning of 271.39± Acres from RA to M1 Graystone Corporation Office and Industrial Park October 21, 2009 Page 3 o Buffers and screening should be placed on the property being developed adjacent to all historical properties to mitigate the potential impact on the adjacent historical properties and rural historical corridors. Additional buffering on adjacent historical properties is encouraged with the cooperation of those property owners. When buffers are proposed, or required by Ordinance, the buffers should be enhanced and should utilize existing vegetation and promote natural re - vegetation as opposed to utilizing the standard berming and screening required by Ordinance. Please contact me with any questions concerning these comments from the HRAB. Sincerely, i Mike Ruddy, AICP for Candice Perkins, AICP HRAB Staff MTR/bad cc: Rhoda Kriz, HRAB Chair COUNTY of FREDERWK Department of Planning and Developanent 540/665-5651 FAX: 540/665-6395 TO: Evan Wyatt, AICP FROM: Michael T. Ruddy, AICP�lt � Deputy Director RF• -Rezoning Comments — Graystone Comoration Office and Industrial Park. DATE: October 2, 2009 The following comments are offered regarding the Graystone Corporation Office and Industrial Park Conditional Rezoning Application. This is a request to rezone 292.87 acres from RA (Rural Areas) to OM (Office -Manufacturing Park) with Proffers. The review is generally based upon the updated proffer statement dated September 23, 2009 and the Impact Analysis dated August 24, 2009, including a TIA dated August 24, 2009. Please consider the comments as you continue your work preparing the application for submission to Frederick County. Prior to formal submission to the County, please ensure that these comments and all review agency comments, including the HRAB, are adequately addressed. At a minimum, a letter describing how each of the agencies and their comments have been addressed should be included as part of the submission. On September 18, 2009, Staff met with the Applicant and his Counsel and discussed an approach to achieving the proposed additional land uses and design elements currently in the proffer statement. The Applicant is concurrently working through the Development Review and Regulations to address this issue. Such an approach is the appropriate way to address land use and design modifications that may currently be more intensive than permitted in the OM District. General 1. Please provide a Plat of rezoning, including a metes and bounds description of the property. 2. Please ensure that all the necessary application materials are submitted with application for each parcel including the current parcel plat, deed information, and tax information. 107 North Kent Street, Suite 202 o Winchester, Virginia 22601-5000 Graystone Corporation Office and Industrial Park Rezoning Comments October 2, 2009 Page 2 3. The submission fee for this application would total $32,143.50, based upon acreage of 292.87 acres, plus the appropriate amount for public hearing signs. It is suggested that several public hearing signs are obtained for this application given the size and 'location of the property. Land Use The 2007 Comprehensive Policy Plan and the Northeast Frederick Land Use Plan provide guidance on the future development of the property. The property is located within the UDA and SWSA. In general, the proposed land uses are not clearly supported by the Comprehensive Plan. L The Northeast Frederick Land Use Plan recommends that the land use for this property is predominantly Planned Unit Development with large areas of identified DSA (Developmentally Sensitive Area). 2. The Planned Unit Development Concept seeks to create new neighborhoods with an appropriate balance between residential, employment, and service uses. Areas used for commercial and industrial land uses shall not exceed 50% of the gross area of the planned community. Sufficient commercial and industrial areas shall be provided to meet the needs of the planned community, to provide an appropriate balance of uses and to lessen the overall impact of the planned community on Frederick County. It should be evaluated how this request is consistent with the Planned Unit Development concept when applied to this broader area, including the proffered mix of land uses associated with the Snowden Bridge project (previously approved as Stephenson Village). 3. It is recognized that recent efforts of the Comprehensive Plan and Policy Committee's Community Area Plan Subcommittee has preliminarily recognized this general location as an area of potential OM. However, this planning effort is preliminary in nature and not a consideration when evaluating this current request. 4. The OM District seeks to implement the mixed-use industrial office land use classification promoted in the Comprehensive Policy Plan by providing areas designed to promote research and development centers, office parks, and minimal impact industrial and assembly uses. Such areas should be located in a campus like atmosphere near major transportation facilities. This land use designation is aimed at promoting the County's economic development goals. 5. The Northeast Frederick Land Use Plan has been designed to provide for a balance of land uses which includes industrial and commercial growth along the major road and railroad corridors, the introduction of a planned unit development (PUD) land use, and the preservation of rural areas and significant historic features within the study area boundaries. Future land uses within the study area boundary should be sensitive to existing and planned land uses. The land use plan has been designed to provide the opportunity to develop industrial, business, and PUD uses in a well-planned, coordinated manner. Graystone Corporation Office and Industrial Park Rezoning Comments October 2, 2009 Page 3 Transportation The transportation comments have been provided by John Bishop, County Transportation Planner, and should be considered as the County's position on this component of the rezoning. In addition, please consider the following related points. 1. As transportation relates directly to land use, it should be recognized that the TIA for this project is based on a development scenario that has not been proffered. There is no limitation on development beyond that permitted by the district. In addition, it is recognized that it is the ultimate desire of the Applicant to potentially double the development potential of the property by increasing the FAR. 2. The development of this project may have an immediate impact on the surrounding transportation network, and the adjacent residents and historic resources. Due consideration should be given to the constructability of the site and avoiding such potential impacts. 3, It is recommended that the trail improvements are provided during the initial phase of development rather than on an individual parcel basis. Key sections of the trail network could be completed for the benefit of the initial occupants of the project, the adjacent residential community, and the visitors utilizing the many historic resources in and around this general location. 4. It is suggested that in addition to prohibiting individual commercial entrances on Millburn and Redbud Roads, a prohibition be extended to McCann Road. To ensure absolutely minimal impact to the historical streets surrounding the project, the project should develop internal street alternatives which would provide for access to the developed project and eliminate any use of these roads by developmentally generated or induced traffic. Proffer Statement 1. As has been discussed previously, Proffer Statement Section B. OM, Office - Manufacturing District Land Uses and a significant portion of Section C. OM, Office -Manufacturing District Design Standards contains language that is problematic in form and principle by proposing uses and standards that expand upon those currently permitted by Frederick County's Zoning Ordinance. Please refer to the comments provided by Mr. Rod Williams for additional guidance on this issue. Please ensure that the final Proffer Statement recognizes the agreed upon approach to addressing this issue by removing these sections from the Statement. Graystone Corporation Office and Industrial Park Rezoning Comments October 2, 2009 Page 4 2. The application identifies 1,749,000 square feet of office and 570,000 square feet of manufacturing. This amount provides the basis for the Traffic Impact Analysis. It should be recognized that the Applicant's proffer statement presently provides no limitations on the amount of O -M development that could occur on the property. It has been requested that the O -M district performance standards be modified to double the FAR from 1 FAR to 2 FAR which would have an impact on the amount and intensity of the development. 3. It would be preferable for the Applicant to further define the amount of, and timing of. the development of the proposed outdoor green: areas and plazas_ 4. The general location of the adjoining parcels that are within permanent protective easements does not need to be an element of the proffered Generalized Development Plan. It is suggested that this remains a component of the Impact Analysis. 5. The location of the internal trail system should be addressed further to ensure it provides connectivity with adjacent land uses and historical elements, and at a minimum to the previously proffered trail system that is part of Snowden Bridge Boulevard. The GDP could be used to a greater extent to identify this. The connectivity of the trail system goes beyond that of just this project. 6. The proffered buffering and landscaping should propose buffering and landscaping that would exceed the minimum expectation of the Ordinance. In addition, given the historical character of the surrounding land uses, there is an expectation of a more significant effort with regards to buffering and landscaping. This is a clear expectation of the Comprehensive Plan. As an example, the adjacent project provided a more significant buffer to similar sensitive land uses utilizing a minimum 100 foot standard. 7. This application's effort to address the fire and rescue community facility impacts is recognized. It is the County's policy when accepting monetary contributions to address fire and rescue impacts that the language of the proffer should read "monetary contribution to Frederick County for fire and rescue purposes". Recent rezonings have proffered a monetary contribution in excess of the $0.05 per square foot of structural development proffered in this application. It may be simpler to provide a comparable lump sum monetary contribution at the outset of the project to assist in the planned development of capital facilities that would be necessary to support the growth in this area of the County. A new facility in the Clearbrook area is a top priority of the CIP. 8. It would appear to be necessary for the proffer statement to provide some guidance as to the phases of site development and constructability of the site to ensure that any potential impacts to adjacent properties and historical resources are mitigated or more importantly avoided. Graystone Corporation Office and Industrial Park Rezoning Comments October 2, 2009 Page S Other Green Infrastructure This property contains areas of Green Infrastructure elements and features including; areas of wetlands, areas of karst topography, and Developmentally Sensitive Areas. Such features could be incorporated into the project to a greater extent than is presently provided, in particular at the properties perimeter. Low Impact Design methods could be implemented throughout the development of this site as could the use of L EED (or equivalent) land development and building design standards. Historic Resources and Developmentally Sensitive Areas It is recommended that additional commitments are evaluated and made to adequately address the potential impacts on the historic and natural resources, both on the site and adjacent to the site. This could be done in coordination with adjacent stakeholders. Collaboration, now or in the future, with adjacent historical stakeholders would appear to be appropriate and beneficial to the project. The HRAB would be an important resource to help facilitate this collaboration. It is suggested that the Applicant is proactive in this regard. The potential exists to further promote the use of the existing adjacent roads for historical recreational open space corridors as previously recognized. As part of this effort, it is suggested that the buffers adjacent to Battlefield preservation properties, easements, and historical corridors should be tailored, potentially in conjunction with historical stakeholders and the Virginia Department of Forestry. As an example, the adjacent development proposed creating naturally vegetated or natively planted buffer areas, even proposing re -vegetation at a specific rate of trees per acre. Such an approach would appear to be effective with this project. Construction and site development The potential exists for the site development and construction of the project to be impactful to the surrounding community and land uses. The Applicant should be proactive in ensuring that any potential impacts to adjacent properties and historical resources are mitigated or more importantly avoided. Efforts to achieve this in the planning stages are appropriate given the scale and location of this project. In conclusion, please ensure that the above comments, and those offered by the reviewing agency are given due consideration. MTR/bad x EEEKWAY ENGINEERING ' 151 Windy Hill Lane Founded in 1971 Winchester, Virginia 22602 Telephone 540-662-4185 40-662-4185 Engineers FAX 540-72yg28 ureors www.greeriwayeng.com M a no ra n d { To: Lloyd Ingram Organization/Company: Virginia Department of Transportation (VDOT) From: Michael Glickman, PE, PTOE Date: October 9, 2009 Response to October 2, 2009 VDOT comments regarding Project Name/Subject: Gra sty one O ce & Industrial Park Traie Impact Stud, dated August 24, 2009 Greenway Engineering File Number: 2760GC Greenway Engineering has prepared this memorandum to provide responses to the Virginia Department of Transportation (VDOT) October 2, 2009 and October 6, 2009 comments regarding the Traffic Impact Study (August 24, 2009) and Proffer Statement (September 23, 2009), respectively, for the Rezoning Application associated with the Graystone Corporation Office & Industrial Park to be located along Snowden Bridge Boulevard in Frederick County, Virginia. The following provides responses to each of the VDOT comments: VDOT "TRAFFIC IMPACT STUDY" COMMENTS — DATED OCTOBER 2.2009 VDOT Traffic Impact Study Comment #1: -SB and NB movements at Route 11/Crown Lane were coded as a permissive movement. Given the size of this intersection, a "Split" phase and longer yellow time should have been used for safety purposes. Greenway Engineering Response: The study area intersections along Route 11, south of I-81, were optimized to improve capacity and progression throughout the corridor. It is VDOT's prerogative to determine any necessary adjustments to address safety concerns. VDOT Traffic Impact Study Comment #2: •Synchro shows three EB through lanes between Market St and Merchant St along Route 11 which is not consistent with aerial photos. Also, the lane configurations at the Route 11 /Merchant St. intersection are not consistent with aerial photos. Greenway Engineering Response: Three (3) eastbound lanes are in existence along Route 11 between Market Street and Merchant Street. It is apparent that the referenced aerial photograph does not include the improvements constructed per the Pubic Improvement Plan (PIP) associated with Rutherford Crossing. Page 1 of 7 Memorandum To_ Lloyd Ingram Page 2 of 7 VDOT i raffc impact Study Comment #03: Qven the high traffic volumes on Route 11, permissive left -turn phase is not recominended; please verify if any left -turn movements operate with "Perm" phase currently. With this change, many left turnings movements will operate at LOS F instead of D or E. For example, the WBL at the I-81 SB ramp will have LOS F instead of D for 2028 BO PM conditions. Please revise. Greenway Engineering Response: The study area intersections along the Route 11 corridor, south of 1-81, were optimized for levels of service, capacity, delay and progression. It is VDOT's prerogative to determine any necessary adjustments, which may result in decreased levels of service, capacity, delay and progression, to address perceived safety concerns at the intersections. VDOT Traffic Impact Study Comment #4: The EB right -turn movement at Route 11/I-81SB Ramps was coded as a "Free" movement. This movement yields to WBL on-ramp traffic. "Perm" is the correct coding. Making such change will yield nominal changes. Greenway Engineering Response: Greenway Engineering acknowledges this discrepancy and concurs with VDOT's assessment that revising the analyses would have a minimal impact upon the results documented in the August 24, 2009 Traffic Impact Study. VDOT Traffic Impact Study Comment #5: The Synchro model provided with the TIA coded a Two Way Left -Turn Lane (TWLTL) as the median type for Rte. 11 /FEMA Driveway; Synchro assumes a two -car storage for a TWLTL. The TWLTL on Rte. 11 is 12' wide, which is not wide enough to store vehicles within the median area. The Synchro model should be coded using a 12' median width and removal of the TWLTL. Doing so would produce LOS F, and reported delay reads `error' for the 2028 scenarios because is exceeds HCM limits. Please revise. Greenway Engineering Response: The Two -Way Left -Turn Lane existing along US Route 11 was installed by VDOT to function as a storage lane for northbound and southbound left -turning vehicles. The 12 -foot width is consistent with the industry standard of 10 to 16 feet as per AASHTO guidelines. Greenway Engineering has been unable to locate documentation that negates the algorithms included in the Synchro software regarding the Two -Way Left -Turn Lane input. VDOT Traffic Impact Study Comment #6: 2022 and 2028 scenarios used "Perm" phase for the NBL movement at the relocated I -81N off -ramp. The study assumed double right turn lanes for this movement, as such a "Prot" phase should be used. Making such change will yield nominal changes. Greenway Engineering Response: Greenway Engineering acknowledges this discrepancy and concurs with VDOT's assessment that revising the analyses would have a minimal impact upon the results documented in the August 24, 2009 Traffic Impact Study. Memorandum To: Lloyd Ingrain Page 3 of 7 VDOT Traffic Impact Study Comment #7: For the 2028 BO with Route 37 scenario, the distance between Site Entrance #3 and the SPUI interchange is less than 660 ft. Also, Site Entrance #2 is assumed as a signalized intersection, the distance between Site Access #2 and the SPUI interchange ramps is less than 1,320 ft. Those lengths do not meet access management requirements. Greenway Engineering Response: The SPUI was provided in the Traffic Impact Study and the associated Synchro software for illustrative purposes only. All access points will be designed to meet the. VDOT spacing requirements, subject to approval as per the mandatory Site Plan review process, outlined in the VDOT Road Design Manual. VDOT Traffic Impact Study Comment #8: For the 2028 BO with Route 37 scenario, the TIA assumed all traffic using the SPUI interchange are site -generated traffic, which is not realistic and does not represent the worst-case scenario. For this reason, Planning strongly advises that adequate right-of-way be dedicated to accommodate a traditional diamond interchange. Greenway Engineering Response: Per AASHTO's Geometric Des�n of Highways and Streets (The "Green" Book), the Single Point Urban Interchange (SPUI) has a greater capacity than conventional diamond interchanges. Accordingly, the warst-case design was assumed in the Traffic Impact Study. Greenway Engineering's revised Proffer Statement, dated September 23, 2009, does, however, include language to allow for a traditional diamond interchange at the planned junction of Route 37/Snowden Bridge Boulevard. VDOT Traffic Impact Study Comment #9: Referencing Figure 25, allright-turn movements at the SPUI interchange are assumed as a "Free" movement. The RT on-ramp movement will yield to LT on-ramp movement. There are two EB lanes between Route 37NB off -ramp and Site Access #4 and two EB lanes between SPUI intersection and NB off -ramp intersection. Three EB lanes are needed between Route 37NB off -ramp and Site Access #4 to accommodate the "Free" RT movement from Route 37NB off -ramp. Greenway Engineering Response: The SPUI was provided in the Traffic Impact Study and the associated Synchro software for illustrative purposes only. Greenway Engineering recognizes that further evaluation will be required to determine the appropriate configuration for the planned junction of Route 37/Snowden Bridge Boulevard. VDOT Traffic Impact Study Comment #10: Site Access #3 for 2028 BO with Route 37 downstream. Synchro inputs show two WB through lanes at scenario, but there is only one receiving lane Greenway Engineering Response: All access points are subject to future VDOT approval as per the required Site Plan review process. Memorandum To: Lloyd Ingram Page 4 of 7 VDOT Traffic Impact Study Comment #11: The study did not recommend any improvements on Route 11 except "Regional improvements". Please elaborate what the "Regional Improvements" are. Setting aside right-of-way for a future roadway facility in lieu any mitigation to offset impacts to existing road systems is not advised. Greenway Engineering .Response: Per the request of Jerry Copp (VDOT — Edinburg Residency), Greenway Engineering has submitted to VDOT/Frederick County an Addendum, dated September 29, 2009, that evaluates the "regional improvement" referenced in the August 24, 2009 Traffic Impact Study. The adequacy of the proposed mitigation measures is beyond the scope of this Traffic Impact Study. The Owners of the Graystone Office and Industrial Park Property have been working with representatives of Frederick County to establish equitable proffers relating to the transportation implications of the Site. VDOT Trak Impact Study Comment #12: Referencing Table 10 on Page 45, the queues from 2028 BO traffic will result in many movements having much longer queues compared to the queues from 2028 BK scenarios. Also, some queue lengths are longer than the link lengths. Please explain why no improvements were recommended along Route 11. Greenway Engineering Response: The adequacy of proposed mitigation measures is beyond the scope of this Traffic Impact Study. The Owners of the Graystone Office and Industrial Park Property have been working with representatives of Frederick County to establish equitable proffers relating to the transportation implications of the Site. VDOT Traffic Impact Study Comment #13: It should be noted that ANY type of interchange could reduce site -generated trips on Route 11 and improve LOS. Greenway Engineering Response: Greenway Engineering acknowledges that the future junction of Route 37/Snowden Bridge Boulevard would improve future background (no - build) and build -out traffic conditions throughout the study area evaluated in the Traffic Impact Study. VDOT Traffic Impact Study Comment #14: The turn lanes design along Snowden Bridge Blvd should be based on VDOT Road Design Manual, such analyses were not provided. Greenway Engineering Response: All access points are subject to future VDOT approval as per the required Site Plan review process. VDOT Traffic Impact Study Comment #15: Per Chapter 527 regulations, cost estimates for improvements are to be provided. Greenway Engineering Response: Per the scoping agreement, the only improvement assumed in the Traffic Impact Study was the relocation of Red Bud Road/I-81 NB off - ramp. VDOT/Frederick County has previously documented the costs associated with this improvement. Memorandum To: Lloyd Ingram Page 5 of 7 VDOT "PROFFER STATEMENT" COMMENTS — DATED OCTOBER 6,200 VDOT Proffer Statement Comment #1: Under transportation proffers, the applicant refers to his proposed 225' right-of-way dedication as similar to the western portion of the Route 37 Bypass. Upon review of the property in question there is no similarity. The property changes as much as 90' in elevation. Route 37 would be required to build up to 4 flyover bridges, including the interchange, in a little over a half of a mile. The only practical way to design the roadway, without feeling like a rollercoaster, is an elevated roadway. Therefore, a right-of-way dedication of 350' to 400' of dedication along the mainline will be required. The diamond interchange right-of- way dedication requirement could be as much as 1,200'. Greenway Engineering Response: See Greenway Engineering response to VDOT Proffer Statement Comment #6. VDOT Proffer Statement Comment #2: The TIA, after its initial review has been found to need additional information combined with recommendations from VDOT's reviewer. These have been requested from the applicant. The two mitigation items that were visible from the initial review, that are key to traffic movements in the area, are the relocation of the NB I-81 off -ramp to align with the existing NB I-81 on-ramp, combined with providing an access road for local traffic from the Snowden Bridge Boulevard to Redbud Road via the Graystone development. As the applicant has not offered to mitigate his impact of almost 10,000 ADT on Route 11, these may be items that should be considered prior to supporting this rezoning. Greenway Engineering Response: The Owners of the Graystone Office and Industrial Park Property have been working with representatives of Frederick County to establish equitable proffers relating to the transportation implications of the Site. The Applicant has agreed to a land dedication of approximately 27 -acres for Route 37 East, which, based upon and M-1 Zoning, would be worth over $2,7000,000. Additionally, according to the Frederick County Development Impact Model, this project would generate a 20 -year net return of $40,267,000 to the County. The Graystone Corporation Office and Industrial Park would be a fiscally positive development that will ultimately afford the County the funds to address a myriad of transportation improvements in the area. VDOT Proffer Statement Comment #3: Only setting aside right -of -wap for a future roadway facility in lieu of any mitigation to offset impacts to existing road systems (i.e., Route 11) is not advised, particularly since the construction of Eastern Route 37 (which will aid to disperse the applicants' generated trips), could very well be a generation away from reality. Greenaway Engineering Response: The Proffer Statement describes the dedication of approximately 27 -acres, which, based upon and M-1 Zoning, would be worth over $2,7000,000. Additionally, according to the Frederick County Development Impact Model, this project would generate a 20 -year net return of $40,267,000 to the County. Memorandum To: Lloyd Ingram Page 6 of 7 VDOT Proffer Statement Comment #4: Proffer D-1: In today's economy, additional tune will be needed to obtain the funding for the study. We would like to see the proposed five years increased to ten years for both the alignment and preliminary engineering design to identify right- of-way needs for the Route 37 Bypass and full diamond interchange. Greenway Engineering Response: Per a previous VDOT comment, the Applicant increased the time period from 3 -years to 5 -years in order to allow for additional time to fund the Corridor Study. Given the current economic conditions, it would be detrimental to the Developer and the County to hinder the marketability of the land area for an additional 5 -year period. VDOT Proffer Statement Comment #5: Proffer D-2: The proposed alignment corridor of only 225' will not contain the proposed Route 37 east. Several key factors seem to have been overlooked when the Developer designated this area: 1. Due to the relative spacing between the Shockey interchange and the I-81 interchange, it has been recommended that C -D lanes be constructed to facilitate properly designed ramps and weave areas. Please see the 3/24/06 review correspondence of the County's CX — CXL proposals for additional information. 2. In the 2,300 feet of proposed 37 alignment in the Shockey development there are five (5) grade separations/bridges requiring high-fill/additional tight -of -way: • Route 662 • Proposed Snowden Bridge Blvd (to include a full interchange) • Proposed secondary between Land Bays A/B and C • Hiatt Run tributary crossing • Crossing over CSX railroad (if double -stacking is a future consideration, CSX will require at least 23' vertical clearance from high rail) Greenway Engineering Response: See Greenway Engineering response to VDOT Proffer Statement Comment #6. VDOT Proffer Statement Comment #6: Given these unique conditions and topography, we recommend dedicating a 400' corridor minimum for the highway, flaring out to 1,200' total at the interchange. A sample typical section for a C -D highway is attached <<37typicall.tif>>; note that it does not account for areas of higher fill necessary for longitudinal grade design, super elevation, etc. Greenway Engineering Response: Greenway Engineering has reviewed the typical section provided by VDOT (37typciall.tif) and has concluded that a 400' corridor design vastly exceeds the needs of the facility and would only serve to place a tremendous burden on the County to allocate funding for construction. This design, for example, would require over 600,000 cubic yards of fill on the Graystone Site. Existing Route 37 West generally includes right-of-way widths of 225' with diamond interchange spreads of approximately 800'. Memorandum To: Lloyd Ingram Page 7 of 7 VDOT Proffer Statement Comment #7: Proffer D-3: .Remove the references to SPUI interchange as all types of interchange designs will be considered. The appropriate interchange design, based on cost and constructability, will be determined at the design phase. Greenway ?Engineering Response: The latest Proffer Statement allows for up to 800' of width should a diamond interchange be required. This is consistent with existing diamond interchanges along Route 37 West. VDOT Proffer Statement Comment #8: Proffer D-4: VDOT will not support the use of economic development funds for construction of a roadway that has already been proffered. Greenway Engineering Response: Noted VDOT Proffer Statement Comment #9: Proffer D-5: All intersections will be required to meet all of VDOT's criteria, including sight distance, crossover spacing and access management regulations. VDOT will not allow entrances to be located in such a manner as to Jeopardize the future Route 37 Interchange. Site entrance/intersection design and location will be reviewed at the time of site plan submittal prior to location approval. Greenway Engineering Response: Noted VDOT Proffer Statement Comment #10: Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off-site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Greenway E n—gineering Response: Noted. RREENWAY ENGINEEMNR', INC 151 Windy Hill Lane Winchester, Virginia 22602 � I Founded in 1971 October 9, 2009 Frederick County Planning Department Attn: Mike Ruddy, Deputy Director 107 North Kent Street Winchester, VA 22601 RE: Gra stone Corporation Rezoning Application_- Review_ Agency Comment Response Letter Dear Mike: The purpose of this letter is to provide the Planning Commission and Board of Supervisors with a comprehensive response to the various review agency comments received for the Graystone Corporation Rezoning Application. The following information provides a summary of the agency comments and the Applicant's response to address these matters. Frederick County Fire and Rescue Department (September 14, 2009 Comment) Comment: Approval for the rezoning is contingent upon a second means of emergency access to the property once construction has occurred. Access from Milburn Road and Redbud Road is preferred. Response: Section D(6) and Section D(7) of the Proffer Statement prohibit direct commercial access to Milburn Road and Redbud Road; however, provisions for emergency access provisions are provided along these road segments if desired by the County. Frederick County Attorney (September 16 2009 Comment Comment #1: Graystone needs to come into compliance with applicable law in West Virginia before proceeding with the requested rezoning. Response: The property owner has obtained a Certificate of Good Standing for Graystone Corporation from the state of West Virginia, which is included as information in the rezoning application package. Engineers Surveyors Planners Environmental Scientists Telephone 540-662-4185 FAX 540-722-9528 Project 2760GC www.greegwayeng.com Agency Comment Response Letter Comment #2: Proffer A(2) should be clarified to make reference to the proffered GDP. Response: Proffer A(2) has been revised to reflect this comment. Comment #3: The County Attorney is unable to conclude that the County may, by adoption of a conditional rezoning, make use allowances greater than otherwise allowed in the proposed zoning district. A text amendment may be the appropriate mechanism to address the request. Response: The Code of Virginia § 15.2-2201 defines Conditional Zoning as the classifying of land within a locality into areas and districts by legislative action, the allowing of reasonable conditions governing the use of such property, such conditions being in addition to, or modification of the regulations provided for a particular zoning district or zone by the overall zoning ordinance. Additionally, The Code of Virginia § 15.2-2296 states that more flexible and adaptable zoning methods are needed to permit differing land uses and the same time to recognize effects of change. It is the purpose of this section to provide a more flexible and adaptable zoning method to cope with situations found in such zones through conditional zoning, whereby a zoning reclassification may be allowed subject to certain conditions proffered by the zoning applicant for the protection of the community that are not generally applicable to land similarly zoned. Nothing in these sections prohibits a locality from adopting proffered conditions with allowances greater than otherwise allowed in the proposed zoning district. It should be noted that the Applicant participated in the suggested ordinance amendment process; however, this was ineffective in that desired food manufacturing land uses were not supported by the committee studying this matter. Therefore, the Applicant has modified the rezoning application to seek M1, Light Industrial zoning and has incorporated minor land use and height allowances in the proffer statement to be consistent with land uses and structural heights already provided for in other zoning districts in the County. Comment #4: The proffer does not set out standards for the determination of whether additional uses are "similar to the permitted land uses described in this section"; therefore, this could potentially result in a highly intensive use of the Property. Response: Section B(2) of the Proffer Statement has been revised to eliminate this language. Comment #5: Similar to Comment #3, uses that are more intensive than the requested zoning classification should not be addressed through conditional zoning, but rather through one or more text amendments. Response: Same comment response as specified in Comment #3 above. Project 2760GC 2 Agency Comment Response Letter Comment #6: This proffer might better contain a provision clarifying that the requirements of the zoning ordinance will apply regardless of actions taken by the proffered ARB. Response: Section C(4) of the proffer statement provides for an ARB to approve exterior design treatments and monument signs within the project. The Zoning Ordinance does not regulate design, nor should it; therefore, this section is appropriate as written. Comment #7: The proffer does not define the size of outdoor green/plaza areas or the timing of the obligation. Response: It is envisioned that individual sites will define the size and type (green area or plaza area) of outdoor spaces for their employees or visitors to the specific site. The M1, Light Industrial District requires a minimum of 25% of the specific site to be in green area; therefore, there will be adequate room to determine these areas and types of areas based on the needs and desires of the individual land uses. Comment #8: The proffer does not define the timing for the obligation of the internal trail system. Response: It is envisioned that internal trail systems will be developed as site plans are developed. It is difficult to determine the location of trails at this time as land areas needed for sites are not known and users are not known. A site that is developed by a secure or semi -secure land use will not allow for trail connectivity to outsiders and manufacturing users will not want trail connectivity in certain portions of their site; therefore, this standard is best suited at the individual site plan design stage. Comment #9: Category C Buffers are required adjacent to RA -zoned property that is primarily in residential use. The proffers cannot override such requirements. Response: The proposed buffer along the northern property line adjacent to McCann's Road is not required as the rural area land adjacent to it is not residential. However, Section C(7) of the proffer statement has been revised to increase the buffer distance from 50 feet to 100 feet to be consistent with the Category C Buffer that will be required along other portions of the project site. Comment #10: The proffer does not indicate any time by which Route 37 would need to be developed on the Property. Response: Section D(6) of the proffer statement identifies that Route 37 is to be developed by others; therefore, the timing for this improvement is not needed in the proffer statement as this will not be a requirement of the Applicant. Comment #11: In Section 1)(4), replace the word developed with the word constructed. Response: Section D(4) of the proffer statement has been revised to reflect this comment. Project 2760GC 3 Agency Comment Response Letter Comment #12: The GDP erroneously refers to Section C(5) instead of Section D(5) and does not provide a time frame for performance of the obligation. Response: The GDP has been revised to refer to Section D(5) of the proffer statement for the western -most full commercial intersection. The timing of this improvement will occur when land use development occurs in the northern or southern M1 District land bay that will utilize the full commercial intersection for access to Snowden Bridge Boulevard. Comment #13: In Section E(I) the proffer should state if the funds are limited to fire and rescue purposes. Response: Section E(1) of the proffer statement has been revised to reflect this comment. Frederick County Building Official (September 17, 2009 Comment) Comment. No comments are required for the rezoning; however, comments will be required during the site plan process. Response: All site plans will be submitted to the Department of Inspections for review and approval. Winchester Regional Airport (September 18, 2009 Comment) Comment: The Winchester Regional Airport requests that the property owner is advised that if structures penetrate into airport airspace that the owner will be required to install FAA approved obstruction lights to address safety concerns. Response: The owner has been advised of the Winchester Regional Airport comment and is aware of the potential obstruction lighting requirement. The owner's property is located within the 5 -mile radius of the airport runway; therefore, site plans will be required to be submitted for review and approval by the airport prior to the issuance of building permits. Based on site topography conditions, it appears that 90 -foot structures situated on the highest locations of the project site would still be 75 feet below the airport airspace in this area of the County. Frederick County Sanitation Authority (September 22, 2009 Comment) Comment: FCSA has reviewed the sewer and water systems and has determined that there should be adequate capacities for transmission and treatment, as well as sufficient pressures and supply. Project 2760GC 4 Agency Comment Response Letter Response: Agreed. Frederick County Transportation Planner (September 25, 2009 Comment) Comment #1: Staff believes that the identified Route 37 Corridor should be fully dedicated. Staff believes that the proffered dedication area that is similar to Route 37 West is not a good approach since VDOT and County study of this area has determined that this will need CD lanes. Staff believes that the study term should be extended and additional right-of-way dedicated. Dedication should be within 90 days as opposed to six months. Response: The Applicants have proffered to dedicate a 225 -foot wide mainline corridor and an interchange area that would allow for a diamond interchange that is 800 feet between ramps. This right-of-way width is consistent with the corridor width that was required to construct Route 37 West. The right-of-way dedication described totals approximately 27.39 acres, which represents 10% of the total land area in this project. The Applicants believe that this is a significant and appropriate proffer for Route 37. The proffer has been revised to provide for the right-of-way dedication within 90 days of written request from the County. Comment #2: Staff would like to see the proffer provide on option for a diamond interchange as well as the SPUI. Dedication of the interchange area should be within 90 days as opposed to six months. Response: Section D(3) of the proffer statement has been revised to provide an option for right-of-way dedication for an 800 -foot diamond interchange, and maintains the option for a single point urban interchange (SPUI). This section has also been revised to provide for the right-of-way dedication within 90 days of written request by the County. Comment #3a: The portion of Snowden Bridge Boulevard through the project site has also been proffered by the Snowden Bridge Subdivision. The 8,000 vehicle per day trip trigger to four -lane Snowden Bridge Boulevard should be worded so it includes the TIA trip generation count at site plan and takes into account any actual trips that may have developed should the Snowden Bridge Subdivision tie in sooner that expected. Response: Section D(4) of the proffer statement has been revised to require the four -lane construction of Snowden Bridge Boulevard when the total trip volume exceeds 8,000 VPD on the property. This accounts for the potential tie in to the Snowden Bridge Subdivision. Comment #3b: Staff cannot recommend that the Board of Supervisors obligate themselves or a future Board in accepting a proffer that requires them to endorse an economic development access or rail access funding application. Project 2760GC 5 Agency Comment Response Letter Response: This language was eliminated from the previous proffer statement and new language has been incorporated in Section D(12) of the proffer statement, which identifies the Applicants' desire to apply for various funding sources that will assist in the economic development potential for the benefit of the property owner and the County. This new language shows intent; however, it clearly states that this is not binding any future legislative act by the County. Comment #4: Proposing 4 intersections is inappropriate in the vicinity of the planned interchange. Staff would prefer to see one major intersection with the rest of the property being accessed via internal road systems. Discussion has occurred regarding serving the northeast portion of the property under Route 37, which would need to be bridged upon the construction of Route 37. The current proposal would not meet VDOT spacing standards from the future interchange, which would hinder the operation of the future Route 37 interchange. Response: Section D(5) of the proffer statement reduces the number of full commercial intersections on the property from four to three. Section D(6) of the proffer statement agrees to the elimination of the eastern -most full commercial intersection if necessary when Route 37 is developed and allows for the relocation of street access to the northern land plan at a new full commercial intersection on Snowden Bridge Boulevard that will be located east of Milburn Road. Comment #5: Staff is supportive of the proffer to limit access to Redbud Road and Milburn Road to emergency access only, and would recommend extending this designation to McCann's Road as well. The applicant may also want to consider significantly buffering these corridors in order to preserve their historic integrity; however, this should be carefully worded to not conflict with the County desire to establish a public roadway connection between Snowden Bridge Boulevard and Redbud Road. Response: Section D(9) of the proffer statement prohibits commercial access and emergency access along McCann's Road to preserve the integrity of the proffered buffer area along the northern property line. Comment #6: A public street connection should be implemented between Redbud Road and Snowden Bridge Boulevard. The lack of such a connection in this area has caused the County to be unable to move on the relocation of the I-81 northbound off -ramp to the current Redbud Road location. Response: The MBC, L.C. parcel has been eliminated from the rezoning application; therefore, the remaining frontage is not conducive to access due to poor site distance. The County has an opportunity to work with the Omps property to the northwest of this site to relocate Redbud Road. Comment V. The proffered trail system should be constructed to the standard 10 -foot width and open to the public via a public access easement. This trail system should offer Project 2760GC 6 Agency Comment Response Letter connections between Snowden Bridge Boulevard and Redbud Road and should be continued along the full frontage of Snowden Bridge and Redbud Road. Finally, the applicant should consider extending the trail across the railroad tracks to meet Route 11, which would provide a continuous trail system between Snowden Bridge and Rutherford Crossing. Response: The proffered internal trail system has been widened to eight feet, which meets ADA requirements per discussions with VDOT. It is envisioned that internal trail systems will be developed as site plans are developed. It is difficult to determine the location of trails at this time as land areas needed for sites are not known and users are not known. A site that is developed by a secure or semi -secure land use will not allow for trail connectivity to outsiders and manufacturing users will not want trail connectivity in certain portions of their site; therefore, this standard is best suited at the individual site plan design stage. The approved public improvement plan for Snowden Bridge between Route 11 and crossing the CSX railroad into the project site does not include a trail system; however, it does provide for six-foot wide sidewalks along both sides of the road including the crossing of the CSX railroad. Therefore, pedestrian access from the property to Rutherford Crossing can occur. Comment #8: Staff is concerned that no consideration has been given to offsetting impacts to Route 11. Items for consideration include funds towards an additional southbound travel lane on Route 11, funds towards the relocation of the I-81 northbound off -ramp to Redbud Road, or right-of-way across the Snowden Bridge property for Route 37. Response: The Applicants' proffer statement provides right-of-way dedication that is valued at more than $2.7M based on an M1 District land value of $100,000 per acre. This is a significant cost savings to facilitate the construction of Route 37. Once Route 37 is developed, a significant amount of traffic will access this system, which will further reduce impacts to Route 11 from this project site. The Applicants have been advised that funding for the relocation of the I-81 northbound off -ramp has been taken from the County and is being used elsewhere in the state; therefore, participation in funding for this improvement is not appropriate as there are no other financial commitments for this project. This rezoning application does not discuss future Route 37 right-of-way matters associated with the Snowden Bridge property, nor do the Applicants intend to do so. Virginia Department of Transportation (September 25, 2009 Comment) Comment #1: The Applicant should provide a minimum 350 -foot right-of-way dedication for Route 37. VDOT would like to see the five-year condition for completion of the engineering design extended to 10 years. It should be the responsibility of the Applicant to coordinate with Frederick County and VDOT to determine final roadway and interchange locations. Project 2760GC 7 Agency Comment Response letter Response: The Applicants have proffered to dedicate a 225 -foot wide mainline corridor and an interchange area that would allow for a diamond interchange that is 800 feet between ramps. This right-of-way width is consistent with the corridor width that was required to construct Route 37 West. The right-of-way dedication described totals approximately 27.39 acres, which represents 10% of the total land area -11-1 this project. The Applicants believe that this is a significant and appropriate proffer for Route 37. The proffer has been revised to provide for the right-of-way dedication within 90 days of written request from the County. Section D(2) of the proffer statement has a provision that allows the Applicant to extend the time line for VDOT to complete final engineering design, which will more than likely be the case unless there is a need to develop land bays within the area of the corridor. Comment #2: The 225 -foot right-of-way dedication is not sufficient to construct the roadway in that type of terrain. All right-of-way required should be dedicated to Frederick County without compensation. Response: The property does not contain any area that is defined as steep slope; nor is the terrain mountainous. Comment #3: Remove all references to SPUI as no determination has been made to the type of interchange. VDOT believes that the Applicant should proffer the necessary right-of-way for a full diamond interchange. Response: Section D(3) of the proffer statement has been revised to provide an option for right-of-way dedication for an 800 -foot diamond interchange, and maintains the option for a single point urban interchange (SPUI). Comment #4: The roadway construction has already been proffered by the Snowden Bridge project; therefore, taxpayer money (economic access funds) should not be used for construction. The four -lane construction of Snowden Bridge Boulevard should be based on 8,000 cumulative vehicle trips and not solely by trips from site plans within the project. Response: The County should support any funding mechanism that will expedite economic development activity to generate much needed revenue for the community. The tax —payer money is available throughout the state; therefore, it should be utilized in our community if possible before another community takes advantage of these funds. The proffer for Snowden Bridge to construct this section of road to Route 11 is very far in the future and will most likely not occur in the next 10 years due to the projected housing market development in this region. Section D(4) of the proffer statement has been revised to require the four -lane construction of Snowden Bridge Boulevard when the total trip volume exceeds 8,000 VPD on the property. This accounts for the potential tie in to the Snowden Bridge Subdivision. Project 2760GC 8 Agency Comment Response Letter Comment #5: While limiting entrances to four commercial intersections is acceptable, it must be remembered that all entrances and intersections will need to meet VDOT and County requirements for sight distance, spacing, access management and interchange restrictions at the time of development. Response: The Applicants understand this requirement. Note: MOT submitted additional comments dated October 2, 2009 and October 6, 2009. These comments, as well as responses to these comments have been provided in the attached memorandum from Greenway Engineering to VDOT dated October 7, 2009. Frederick -Winchester Service Authority (September 30, 2009 Comment) Comment: No comments. Response: Greenway Engineering met with the FWSA Director to discuss the projected development and treatment demand needs associated with the Opequon Water Reclamation Facility. It was determined that the expansion of this facility could easily accommodate this development proposal. Frederick County Planning Department (October 2, 2009 Comment) General Section Comment #1: Please provide a plat of rezoning. Response: A Rezoning Exhibit Plat has beer, included with the rezoning application. General Section Comment #2: Please submit all required application materials. Response: All required application materials have been provided except for the Special Limited Power of Attorney document. The Applicant's believe that their signature on the rezoning application and on the proffer statement are sufficient. General Section Comment #3: Please submit the appropriate rezoning application fee. Response: The appropriate rezoning application fee has been provided. Land Use Comment #1: The Northeast Land Use Plan recommends Planned Unit Development with large areas of DSA. Response: Agreed. Land Use Comment #2: The Planned Unit Development concept seeks to balance residential, employment and service uses. It should be evaluated how this proposal is consistent with the PUD concept when applied to the broader area. Project 2760GC 9 Agency Comment Response Letter Response: This project provides for employment area opportunities that are consistent with the PUD concept when applied to the broader area. Land Use Comment #3: The Comprehensive Plan Committee has discussed this general location for office and manufacturing land use; however, this has not been adopted and is not a consideration when evaluating this request. Response: Agreed. Previous versions of the Northeast Land Use Plan called for industrial and office development in this area; however, those recommendations were not followed by the County at that time. Land Use Comment #4: The office and manufacturing land uses should be located in a campus like atmosphere near major transportation facilities. This land use designation is aimed at promoting the County's economic development goals. Response: Agreed. Land Use Comment #5: The Northeast Land Use Plan has been designed to provide for a balance of land uses, which includes industrial and commercial growth along the major road and railroad corridors, PUD land use, and the preservation of rural areas and historic features. Future land uses within the study area should be sensitive to existing and planned land uses. Response: Agreed. Transportation Comment #1: The TIA has been based on a development scenario that is not proffered. There is no limitation on development and the Applicant has requested an increased FAR that could potentially double the development of the project. Response: Frederick County has adopted standards that are more stringent that the VDOT 527 regulations for traffic studies in conjunction with all levels of development activity. Therefore, traffic studies can be required should development of the project site exceed 2,390,000 square feet of development. Transportation Comment #2: Due consideration should be given to the constructability of the site to avoid potential impacts on the surrounding transportation network. Response: Snowden Bridge Boulevard is anticipated to be the only public street serving the project; therefore, it is not anticipated that the surrounding transportation network will be impacted due to the constructability of the site. Transportation Comment #3: Trail improvements are recommended during the initial phase of development rather than on an individual parcel basis. Project 2760GC 10 Agency Comment Response Letter Response: The proffered internal trail system has been widened to eight feet, which meets ADA requirements per discussions with VDOT. It is envisioned that internal trail systems will be developed as site plans are developed. It is difficult to determine the location of trails at this time as land areas needed for sites are not known and users are not known. A site that is developed by a secure or semi -secure land use will not allow for trail connectivity to outsiders and manufacturing users will not want trail connectivity in certain portions of their site; therefore, this standard is best suited at the individual site plan design stage. Transportation Comment #4: It is suggested that individual commercial entrances should be prohibited on McCann's Road. Response: Section D(9) of the proffer statement prohibits commercial access and emergency access along McCann's Road to preserve the integrity of the proffered buffer area along the northern property line. Proffer Statement Comment #1: Section B and Section C contain language that is problematic in form and principal by proposing land uses and standards that expand upon those currently permitted by the Zoning Ordinance. Please remove these sections from the proffer. Response: The Code of Virginia § 15.2-2201 defines Conditional Zoning as the classifying of land within a locality into areas and districts by legislative action, the allowing of reasonable conditions governing the use of such property, such conditions being in addition to, or modification of the regulations provided for a particular zoning district or zone by the overall zoning ordinance. Additionally, The Code of Virginia § 15.2-2296 states that more flexible and adaptable zoning methods are needed to permit differing land uses and the same time to recognize effects of change. It is the purpose of this section to provide a more flexible and adaptable zoning method to cope with situations found in such zones through conditional zoning, whereby a zoning reclassification may be allowed subject to certain conditions proffered by the zoning applicant for the protection of the community that are not generally applicable to land similarly zoned. Nothing in these sections prohibits a locality from adopting proffered conditions with allowances greater than otherwise allowed in the proposed zoning district. It should be noted that the Applicant participated in the suggested ordinance amendment process; however, this was ineffective in that desired food manufacturing land uses were not supported by the committee studying this matter. Therefore, the Applicant has modified the rezoning application to seek M1, Light Industrial zoning and has incorporated minor land use and height allowances in the proffer statement to be consistent with land uses and structural heights already provided for in other zoning districts in the County. Project 2760GC 11 Agency Comment Response letter Proffer Statement Comment #2: There is no limitation on development and the Applicant has requested an increased FAR that could potentially double the development of the project. Response: Frederick County has adopted standards that are more stringent that the VDOT 527 regulations for traffic studies in conjunction with all levels of development activity. Therefore, traffic studies can be required should development of the project site exceed 2,390,000 square feet of development. Proffer Statement Comment #3: It would be preferable to further define the amount of, and timing of, the development of outdoor green areas and plaza areas. Response: It is envisioned that individual sites will define the size and type (green area or plaza area) of outdoor spaces for their employees or visitors to the specific site. The M1, Light Industrial District requires a minimum of 25% of the specific site to be in green area; therefore, there will be adequate room to determine these areas and types of areas based on the needs and desires of the individual land uses. Proffer Statement Comment #4: It is suggested that the designation of adjoining properties in permanent protective easements be eliminated from the GDP. Response: The Applicants feel that this information is important to define buffer areas and provide a reference for activities that have occurred in this area of the County. Proffer Statement Comment #5: The location of the internal trail system should be addressed further to ensure it provides connectivity with adjacent land uses and historic elements, and at a minimum to the previously proffered trail system within Snowden Bridge. Response: The proffered internal trail system has been widened to eight feet, which meets ADA requirements per discussions with VDOT. It is envisioned that internal trail systems will be developed as site plans are developed. It is difficult to determine the location of trails at this time as land areas needed for sites are not known and users are not known. A site that is developed by a secure or semi -secure land use will not allow for trail connectivity to outsiders and manufacturing users will not want trail connectivity in certain portions of their site; therefore, this standard is best suited at the individual site plan design stage. The Hiatt Run trail system in Snowden Bridge does not adjoin this project. Proffer Statement Comment #6: The proffered buffering and landscaping should exceed the minimum expectation of the Zoning Ordinance. The adjacent project provided a more significant buffer utilizing a minimum 100 -foot standard. Response: Section C(7) of the proffer statement has been revised to establish a 100 -foot buffer along the northern property line. A 100 -foot minimum buffer will be required Project 2760GC 12 Agency Comment Response Letter along Milburn Road and Redbud Road along the Snowden Bridge Subdivision and along rural properties that are residential. Proffer Statement Comment #7.• The language associated with the monetary contribution for fire and rescue should read "monetary contribution to Frederick County for fire and rescue purposes". Response: Section E(1) of the proffer statement has been revised to reflect this comment. Proffer Statement Comment #8: It would appear necessary for the proffer statement to provide some guidance as to the phases of site development and constructability of the site to ensure that potential impacts to adjacent properties are avoided. Response: The only element that can be phased is the construction of Snowden Bridge Boulevard between Route 11 and the project site. It would not be prudent to guess at land bay phases as industrial or office prospects could desire to locate on any portion of the property depending on their needs. Other Comment — Green Ing ~structure: Green infrastructure elements and features including wetlands, karst topography, and DSA should be incorporated into the project to a greater extent than is currently provided. Response: The Impact Analysis Statement commits to narratives on the Master Development Plan that require geotechnical analysis during the site plan process to determine the location of potential sink holes, solution channels and other karst features. Geotechnical reports will be provided to the County Engineer as a condition of land disturbance for identified areas of concern during the site plan process. Other Comment — Historic Resources: It is recommended that additional commitments are evaluated and made to adequately address the impacts on historic and natural resources. As part of this effort, it is suggested that buffers adjacent to battlefields and historic road corridors should be developed in conjunction with stakeholders and the Virginia Department of Forestry. Response: The Applicants intend to provide for buffer and screening consistent with the Zoning Ordinance, which will establish a significant amount of landscaping on the project site. Other Comment - Construction and Site proactive in ensuring that any potential resources are mitigated or avoided. Response: Agreed. Development. The Applicant should be impacts to adjacent properties and historic Project 2760GC 13 Agency Comment Response Letter Frederick County Public Works (October 5, 2009 Comment) Comment #1: Expand the discussion to include a reference to the power line which crosses the southern end of the property. Response: The Impact Analysis Statement has been revised to discuss the power lines that exist on the project site. This information is included in the Suitability of the Site Section under the Existing Conditions description. Comment #2: Include reference locations of all existing springs within the proposed development. Response: The Impact Analysis Statement has been revised to include a reference to the presence of springs on the project site. This information is included in the Suitability of the Site Section under the Wetlands description. Comment #3: Expand the discussion of soil types to reference the existence of limestone geology and limestone formations throughout the majority of the site. We recommend that detailed geological mapping be performed and included with the master development plan. Response: The Impact Analysis Statement has been revised to discuss the limestone geology and limestone formations throughout the majority of the site. This information is included in the Suitability of the Site Section under the Soil Types description. The Impact Analysis Statement commits to narratives on the Master Development Plan that require geotechnical analysis during the site plan process to determine the location of potential sink holes, solution channels and other karst features. Geotechnical reports will be provided to the County Engineer as a condition of land disturbance for identified areas of concern during the site plan process. Please include this comment response letter as information in the Planning Commission and Board of Supervisors agenda packets to ensure that the Applicant's desires are communicated. Please contact me if you have any questions regarding the information in this letter. Sincerely, & cl Evan Wyatt, AIC Greenway Engineering Cc: Don Shockey John Good Ty Lawson Project 2760GC 14 Agency Comment Response Letter Cr aystone Corpof Virginia REZ # 09 - 09 CURRENT ZONING Pity. 43 - A - 158; 44-A- 25; 44- A,- �" ,, Future Rt37 Bypass REZ0909Graystone_Corp_of_VA_1 o l509 0-. p Urban Develu a � �, poen tAre `' I._? SWSA Zollillg B1 (Business,. Neighborhood District) B2 (Business, General Distrist) 4M B3 (Business, Industrial Transition District) EM (Ex(ractive Manufacturing District) HE (Higher Education District) MI (industrial, Light District) RP (Residential Performance District) 0 0.125 0.25 0.5 Miles wE 1 t r 1 �--� i,: .:-n: '.:. ll'.t � li.�cat i rlr',:�- Vii-,'. CitiLl - (,u i�'J;.•-na I(ISU.J _,:':,:ly nlaiij lil/1 �i;'li;iy-- Il?.�..�I p.i'!I IV12 (Industrial, General District) 4m MHl (Mobile Hume Cutnm—ity District) 4m MS (Medical Suppurt District) Rl (Residential Planned Cumounity District) ' R5 (Residential Recreational Community District) �) RA (Rural Area District) T e -4 raystolle Corpof Virginia REX # 09 - 09 CURRENT LAND 71USE PIN: 43 -A- 158; 44-A- 25; 44-A- 26 0 0.125 0.25 0.5 Miles M'E c C7 \ � Future Rt37 Bypass LongRangeL Case Plaruler: MRuddyandUse �� Mixed Use Industrial \Office REZ0909_Graystone_Corp_of VA_107509 Rural Community Center ) Urban Center o-� % Urban Development Arca Residential 46 A. � Mixed Use Age Restricted , planned Unit Development Mixed -Use - 'Recreation Business ` Mixed Use Commercial \ Office � _ '����•-:. ,, Y 4E��! �ti►b@—i-'L r--------- �r r Tx►' yG 9 q i rr-r- t � �1y0�6� Historic \DSA ' iLfF 1 to= Lq�:.°,. �. I:L -:ObUJ Graystun_ C�_rVirylnia 1Q1509 LandU<e.mxd)'10!1„/2009-1U4LSOAM 0 0.125 0.25 0.5 Miles M'E c C7 \ � Future Rt37 Bypass LongRangeL Case Plaruler: MRuddyandUse �� Mixed Use Industrial \Office REZ0909_Graystone_Corp_of VA_107509 Rural Community Center ) Urban Center o-� % Urban Development Arca Residential Neighborhood Village . , SWSA � Mixed Use Age Restricted , planned Unit Development Mixed -Use - 'Recreation Business _ `�i Natural Resources & Recreation Mixed Use Commercial \ Office Open Space Highway Commercial Institutional + Industrial �1y0�6� Historic \DSA ' iLfF 1 to= Lq�:.°,. �. I:L -:ObUJ Graystun_ C�_rVirylnia 1Q1509 LandU<e.mxd)'10!1„/2009-1U4LSOAM Greenway Engineering August 24, 2009 Revised September 23, 2009 Revised October 9, 2009 GRAYSTONE CORPORATION OF VIRGINIA PROFFER STATEMENT REZONING: RZ # c q - c?q Rural Areas District (RA) to Light Manufacturing District (MI) PROPERTY: 271.39± acres; Tax Parcels #43-((A))-158, 44-((A))-25, and 44-((A))-26, (here -in after the "Property") RECORD OWNER: Graystone Corporation of Virginia APPLICANT: Graystone Corporation of Virginia (here -in_ after the "Applicant") PROJECT NAME: Graystone Corporation Office and Industrial Park ORIGINAL DATE OF PROFFERS: August 24, 2009 REVISION DATE: October 9, 2009 Preliminary Matters Pursuant to Section 15.2-2296 Et. Seq. of the Code of Virginia, 1950, as amended, and the provisions of the Frederick County Zoning Ordinance with respect to conditional zoning, the undersigned Applicant hereby proffers that in the event the Board of Supervisors of Frederick County, Virginia, shall approve Rezoning Application # 4? for the rezoning of 271.39± -acres from the Rural Areas (RA) District to 271.39± -acres to the Light Industrial (M1) District, development of the subject property shall be done in conformity with the terms and conditions set forth herein, except to the extent that such terms and conditions may be subsequently amended or revised by the Applicant and such be approved by the Frederick County Board of Supervisors in accordance with the said Code and Zoning Ordinance. In the event that such rezoning is not granted, then these proffers shall be deemed withdrawn and have no effect whatsoever. These proffers shall be binding upon this Applicant and their legal successors, heirs, or assigns. The Property, ire particularly described as the lands owned by Graystone Corporation of Virginia (formerly Crider & Shockey, MIC, of ,hlest Virginia), being all of Tax Map Parcels 43-((A))-158, 44-((A))-25, and 44-((A))-26, and further described by Instrument Number 030025588. (Please refer to Rezoning Application Deed Information). File #2760GC Rezoning Proffer Statement Greenway Engineering August 24, 2009 2 Revised September 23, 2009 Revised October 9, 2009 PROFFER STATEMENT A Generalized Development Plan 1. The Applicant hereby proffers to submit a Generalized Development Plan (the "GDP") for the Property. The purpose of the GDP is to identify the general location of the M1 District office and industrial land bays, the general location of the future Route 37 corridor study area, the general location of the Snowden Bridge Boulevard urban four -lane divided collector road system with signalized intersection or roundabout design and limited entrance locations, the general location of on-site and off-site green space buffer areas, and the general location of the adjoining parcels that are within permanent protective easements. 2. The Applicant hereby proffers to develop the Property in substantial conformity with the proffered GDP, prepared by Greenway Engineering dated October 9, 2009. The GDP is recognized to be a conceptual plan and may be adjusted by the Applicant to accommodate final design and engineering constraints without the need of new conditional rezoning approval by the Frederick County Board of Supervisors, provided that the adjustments do not eliminate or substantially relocate the areas indicated on the proffered GDP. B Ml, Li ht Industrial District Land Uses 1. The Applicant intends to develop the Property to implement industrial and office land uses that are designed to coexist in an office park setting. In order to ensure that the Property is developed to its maximum potential under the Ml, Light Industrial District, the Applicant requests the Frederick County Board of Supervisors, by accepting this proffer, agrees that the Ml District is to be interpreted to include the following land uses: ➢ Financial Institution Offices ➢ Medical Offices ➢ Research and Development Offices 2. The Frederick County Board of Supervisors agrees to allow future office and industrial land uses that are included within future amendments to the M1, Light Industrial District to be developed on the Property without the need for conditional zoning amendments. File #2760GC Rezoning Proffer Statement Greenway Engineering August 24, 2009 3 Revised September 23, 2009 Revised October 9. 2009 C. Ml, Light Industrial District Design Standards L In order to ensure that the Property is developed to its maximum potential under the M1, Light Industrial District, the Applicant requests the Frederick County Board of Supervisors, by accepting this proffer, agrees to allow a floor area to lot area ratio (FAR) of 2.0 for office building development. This FAR allowance will provide consistency with office building development currently permitted in the MS, Medical Support District as identified in §165-98D of the Frederick County Code. 2. In order to ensure that the Property is developed to its maximum potential under the M1, Light Industrial District, the Applicant requests the Frederick County Board of Supervisors, by accepting this proffer, agrees to allow a maximum structural height of 90 feet for office buildings within the project. This structural height allowance will provide consistency with office building development currently permitted in the MS, Medical Support District as identified in §165- 101A_ of the Frederick County Code. 3. In order to ensure that the Property is developed to its maximum potential under the M1, Light Industrial District, the Applicant requests the Frederick County Board of Supervisors, by accepting this proffer, agrees to allow a maximum structural height of 70 feet for automobile parking structures within the project. This structural height allowance will provide consistency with automobile parking structures currently permitted in the MS, Medical Support District as identified in §165-101B of the Frederick County Code. 4. The Applicant hereby proffers to establish an Architectural Review Board (ARB) to oversee and approve all structural design exterior treatments for new construction and structural additions to ensure high quality development throughout the project. Additionally, the ARB will oversee and approve all monument signage and building mounted signage, to ensure consistency in the design of signage throughout.the project. 5. The Applicant hereby proffers to establish requirements for outdoor green areas and/or outdoor plaza areas for the benefit of employees of the office and industrial park. These outdoor green areas and outdoor plaza areas will be located within each of the M1 District land bay areas identified in the proffered GDP. 6. The Applicant hereby proffers to establish internal asphalt trails for the benefit of employees of the office and industrial park. These asphalt trails will be a minimum of eight feet irr width and will be designed to connect land uses throughout the M1 District land bay areas identified in the proffered GDP wherever possible. File #2760GC Rezoning Proffer Statement Greenway Engineering August 24, 2009 4 Revised September 23, 2009 Revised October 9, 2009 7. The Applicant hereby proffers to establish a 100 -foot green space buffer area along the northern boundary of the Property as depicted on the proffered GDP. This green space buffer area will be left in its natural state to provide viewshed mitigation for the Milburn Cemetery and the Helm -McCann springhouse. 8. The Applicant hereby proffers to provide for evergreen landscaping along the Redbud Road frontage of the Shenandoah Valley Battlefield Foundation property identified as a green space buffer area on the proffered GDP. The provision of this evergreen landscaping is to provide viewshed mitigation for this property and is conditioned upon a landscape easement being furnished by Shenandoah Valley Battlefield Foundation property owner. D. Transportation Enhancer;: nts 1. The Applicant hereby proffers to provide a corridor study area within the Property as depicted on the proffered GDP that is a minimum of 350 feet in width. The purpose of this corridor study area is to provide Frederick County with an opportunity to determine a final alignment for Route 37 through the completion of final engineering design throughout the limits of the Property. The corridor study area depicted on the proffered GDP shall be available to Frederick County for a period of five years from the date of final non -appealable rezoning approval. 2. The Applicant hereby proffers to provide for a 225 -foot wide right-of-way dedication for the Route 37 corridor that is consistent with the Route 37 western bypass typical section on the Property. The Applicant shall provide this right-of- way dedication to Frederick County within 90 days from the date of written notice by Frederick County of final engineering design approval for the section of Route 37 within the Property. In the event that final engineering design approval for Route 37 is not obtained within the time period specified in Section D(1), the Applicant may either extend the time period or shall determine the location of the 225 -foot wide right-of-way dedication area for Route 37 within the corridor study area depicted on the proffered GDP. In the event that Route 37 is not developed, or if an alternative design is approved for Route 37 that is not on the Property subsequent to the right-of-way dedication, Frederick County agrees to have the right-of-way transferred back to the Applicant within 90 days from the date of this determination. 3, The Applicant hereby proffers to provide for right-of-way dedication sufficient for the development of up to an 800 -foot wide diamond interchange or a single point urban interchange (SPUI) in the general location depicted on the proffered GDP. The 800 -foot wide diamond interchange or SPUI interchange design is intended to provide direct access to the Property through its intersection with Snowden Bridge Boulevard. The Applicant shall provide the right-of-way File #2760GC Rezoning Proffer Statement Greenway Engineering August 24, 2009 5 Revised September 23, 2009 Revised October 9, 2009 dedication to Frederick County within 90 days from the date of written notice by Frederick County of final engineering design approval for the 800 -foot wide diamond interchange or SPUI interchange design serving Route 37 within the Property. In the event that Route 37 is not developed, or if an alternative design is approved for Route 37 that is not on the Property subsequent to the right-of-way dedication, Frederick County agrees to have the right-of-way transferred back to the Applicant within 90 days from the date of this determination. 4. The Applicant hereby proffers to construct Snowden Bridge Boulevard between the Property and Martinsburg Pike (U.S. Route 11 North), including the CSX bridge crossing, prior to the issuance of an occupancy permit for the first office or industrial site plan approved on the Property. The Applicant shall design and construct Snowden Bridge Boulevard as an urban four -lane divided collector road section (U4D) throughout the limits of the Property, and shall develop the off-site segment of Snowden Bridge Boulevard consistent with the approved public improvement plan. Snowden Bridge Boulevard shall be initially constructed as a two-lane road section, and shall be constructed as the ultimate four -lane divided road section prior to the issuance of the occupancy permit for the site plan that exceeds 8,000 VPD. In the event that Snowden Bridge Boulevard is developed to allow access for additional traffic from outside the Property, the construction of the ultimate four -lane divided road section shall be required when the total trip volume exceeds 8,000 VPD on the Property. 5. The Applicant hereby proffers to limit full commercial intersection access on Snowden Bridge Boulevard to establish up to three commercial intersections in the general location of intersections identified on the proffered GDP. An intersection has been identified on the proffered GDP that could potentially be developed as either a roundabout or as a signalized intersection if warranted by VDOT. All full commercial intersections identified on the proffered GDP will be developed with raised medians to provide for controlled left turn movement access to the Property. 6. The Applicant hereby proffers to allow for the full commercial intersection located on the east side of the Route 37 corridor study area to be closed entirely if necessary when Route 37 is developed by others throughout the limits of the Property. The closure of the full commercial intersection is conditioned upon the provision of street access to this portion of the Property from a new full commercial intersection on Snowden Bridge Boulevard located east of Milburn Road, which will traverse Milburn Road and will be developed by others during the construction of Route 37 throughout the limits of the Property. 7. The Applicant hereby proffers to prohibit direct commercial access from the Property to existing Milburn Road (Route 662). The County may determine that emergency access from to the Property from existing Milburn Road is acceptable provided that it is designed to prohibit access for regular vehicular traffic. File #2760GC Rezoning Proffer Statement Greenway Engineering August 24, 2009 6 Revised September 23, 2009 Revised October 9, 2009 8. The Applicant hereby proffers to prohibit direct commercial access from the Property to existing Redbud Road (Route 661). Frederick County may determine that emergency access from to the Property from existing Redbud Road is acceptable provided that it is designed to prohibit access for regular vehicular traffic. 9. The Applicant hereby proffers to prohibit direct commercial access from the Property to McCann's Road (Route 838). Emergency access to the Property from McCann's Road is prohibited as well to protect the integrity of the buffer identified along this road. 10. The Applicant shall develop Snowden Bridge Boulevard as a public street; however, the Applicant shall have the ability to develop all internal streets as private street systems. All private streets shall be constructed to meet or exceed VDOT vertical base section standards. 11. The Applicant hereby proffers to provide for inter -parcel connections where possible to mitigate transportation impacts to the full commercial intersections identified on the proffered GDP. 12. The Applicant submits that it will apply for all such public assistance mechanisms that are available at the time of development to facilitate the installation of the aforementioned transportation/infrastructure improvements. Those mechanisms include, but are not limited to, matching funds, industrial access funds and/or any other transportation/infrastructure funding vehicles, such as CDAs. Without binding any future legislative act, the Applicant and the Frederick County Board of Supervisors agree that the use of said mechanisms are advantageous to the development of the Property and the use of same should be encouraged and that both parties will cooperate with one another to implement the appropriate mechanism or combination of mechanisms to ensure rapid installation of the aforementioned improvements. E Fire and Rescue Monetary Contribution 1. The Graystone Office and Industrial Park has been demonstrated to provide a positive economic impact to Frederick County services by the Frederick County Development Impact Model. However, the Applicant intends to further support fire and rescue services through the provision of a monetary contribution in the amount of $0.05 per square foot of structural development for all land uses within the Property. This monetary contribution shall be provided to Frederick County for fire and rescue purposes prior to the issuance of a certificate of occupancy permit for each building permit issued within the Property. File #2760GC Rezoning Proffer Statement Greenway Engineering August 24, 2009 Revised September 23, 2009 Revised October 9, 2009 F. Signatures — Graystone Corporation of Virginia The conditions proffered above shall be binding upon the heirs, executors, administrators, assigns and successors in the interest of the Applicants and owners. In the event the Frederick County Board of Supervisors grants this rezoning and accepts the conditions, the proffered conditions shall apply to the land rezoned in addition to other requirements set forth in the Frederick County Code. Respectfully Submitted: By: %// Date: (, ✓3 t(J(icv:J� 1) .S t 6C4 � i2- frPsicbe-7, Commonwealth of Virginia, ,.G i-ty/County of To Wit: The foregoing instrument was acknowledged before me this 0/ day of 200? by ,,,/ &7 )a, Notary -Public %moi 7 My Commission Expires i� r�/� :�v; a �'� — L'SaN, D. STAuL ! NOTARY PUBLIC Commonwealth of Virginia 3 Reg. #290874 �1y Commission expires April 30, 2012 File 42760GC Rezoning Proffer Statement LEGEND TOTAL SITE: 271.39± AC. PROPOSED ZONE: M1 DISTRICT OFFICE - MANUFACTURING LAND BAYS 0 ROUTE 37 CORRIDOR STUDY AREA *FUTURE ROUTE 37 / SNOWDEN BRIDGE BLVD. INTERCHANGE t GREEN SPACE BUFFER AREAS URBAN 4 - LANE DIVIDED COLLECTOR ROAD 0 PARCELS WITH PERMANENT EASEMENTS 190 O MCC �9NNs 190 O 350' Ml DISTRICT OLD CNARL.,CtS R OAD SEE PROFFER SECTION D(S) FOR DETALS i UrURE SNOW SES ��T�I� DFj� eN�DGE B� VD 1 DISTRICT RT. 761 Z Z a J a_ > Z L. U W o a 2 `� CL z Q >o o a �� a ® a W L4 a ..1 UJ w w 49 Z o o H U) W W c� a oc 0 DATE: 10/09/09 SCALE: 1" = 900' SVBF PROPERTY O 'alit) 900 0 900 DESIGNED BY: WRS O SGALE: In = 900' JOB NO. 2760GC �� 661 SHEET 1 OF 1 IMPACT ANALYSJS4 STATEMENT x GA al -'ONE CORPORATION OFFIi� iNDU'-'"-'-w"" I xL PARD REZONING Tax Map Parcels 43-((A))-158, 44-((A))-25 & 44-((A))-26 Aggregate Area of 271.39± acres Stonewall Magisterial District Frederick County, Virginia October 9, 2009 Current Owners: Graystone Corporation of Virginia Contact Person: Evan A. Wyatt, AICP Greenway Engineering 151 Windy Hill Lane Winchester, VA 22602 540-662-4185 Greenway Engineering General Information Greystone Corporation Rezoning Location: North side of Redbud Road (Route 661); East side of CSX Railroad; West side of Milburn Road (Route 662); and south side of McCanns Road (Route 838). Magisterial District: Tax Map Parcel Numbers Current Zoning: Current Use: Proposed Zoning: Proposed Use: Total Area: Stonewall Magisterial District 43 -((A)) -158,44-((A))-25, and 44-((A))-26, RA, Rural Areas District Agricultural, Residential, and Unimproved M1, Light Industrial District Office and Industrial Park 271.39± acres COMPREIIENSIVE POLICY PLAN The Frederick County Board of Supervisors adopted revisions to the Northeast Frederick Land Use Plan on August 13, 2003. This Comprehensive Policy Plan amendment was the third adoption of land use development concepts for this geographic area of the County over an eight-year period. At this time, the Northeast Frederick Land Use Plan identifies the 271.39± acres within a Planned Unit Development designation, while previous versions of the Northeast Frederick Land Use Plan have identified this acreage for industrial and office land use. Objectives for the Northeast Frederick Land Use Plan call for the identification of appropriate locations within the study area for inclusion in the Sewer and Water Service Area (SWSA), the concentration of industrial uses near major road and railroad transportation systems, encouraging central access points to industrial areas while minimizing new driveways and intersections with Route 11 north, and encouraging industrial land uses to locate within master planned areas. Additionally, the Planned Unit Development designation promotes a balance between residential, employment and services uses; therefore, the 271.39± acre subject site would assist in providing a balance of employment land use within this geographic region of the County. The 271.39± acre subject site has been included within the Sewer and Water Service Area (SWSA) and is located adjacent to the CSX Railroad with approximately 6,800 linear feet of rail frontage. The 271.39± acre subject site has been identified to contain a segment of the Route 37 corridor with a new interchange area, and is planned to provide for an urban collector road system (Snowden Bridge Boulevard) that connects Route 11 File #2760GC 2 Greenway Engineering Graystone Corporation Rezoning north to Old Charles Town Road. The Applicants propose to rezone the 271.39± acre subject site to the M1, Light Industrial District, to provide areas for research and development centers, office parks, and industrial uses near major transportation facilities. The Applicants have proffered a development program that accounts for the objectives specified in the Northeast Frederick Land Use Plan and have proffered a Generalized Development Plan (GDP) that reflects the current location for the Route 37 corridor and the Snowden Bridge Boulevard urban four -lane divided collector road system, which is not accurately depicted in the 2003 Northeast Frederick Land Use Plan. Therefore, the Applicants have provided a rezoning application that is in conformance with the Northeast Frederick Land Use Plan objectives for land use development, transportation and infrastructure, and planning policies specified in the Comprehensive Policy Plan. SUITABILITY OF THE SITE Existing Conditions The subject properties comprising the 271.39± acre site consist primarily of open fields and woodlands with rolling and moderately sloped terrain. These properties are primarily unimproved with minor areas of active agricultural activity. A residential structure (mobile home) exists on tax parcel 44-((A))-26, which is utilized as a rental unit; however, no other occupied structures are located on the subject properties. An old barn and old storage structures exist on tax parcel 44-((A))-26; however, the condition of these structures will require their removal along with the residential structure when the office and industrial park is developed. All existing structures will be permitted with the Frederick County Building Inspections Department to ensure that all necessary measures are accomplished prior to demolition. Additionally, an overhead power line exists along the western property boundary paralleling the CSX railroad, as well as an overhead power line, which runs east -west through tax parcel 44-((A))-26. These power lines will be evaluated during the site development phase to determine appropriate underground placement, as well as clearances for rail spur access into the site. Floodplains The subject properties comprising the 271.39± acre site are located on FEMA FIRM Map #510063-0105-B. The entire site is identified within a "ZONE C" area that is outside of the floodplain limits. Therefore, the development of structures and road systems throughout the subject properties will not impact floodplains within this geographic area of the County. Wetlands The National Wetlands Inventory Map identifies two small wetland areas throughout the 271.39± acre site that are located in the central and southeastern portions of the subject properties. The Applicants have conducted a detailed Wetlands Delineation Study File #2760GC 3 Greenway Engineering Graystone Corporation Rezoning prepared by Environmental Consulting Services (ECS) for the entire project site. The Applicants have received a Jurisdiction Determination Letter from the U.S. Army Corp of Engineers dated July 27, 2009, which identifies the approved wetland areas on the subject properties. These areas are delineated on the Graystone Corporation Property Environmental Features Map Exhibit that is included with this analysis. Additionally, a copy of the Jurisdiction Determination Letter has been included with this analysis. The projected impacts to the wetland areas in the central portion of the subject properties will be associated with the future development of the Route 37 corridor, and the projected impacts to the wetland areas will be associated with the development of office or industrial structures, parking areas and stormwater management facilities. It is anticipated that some of the defined wetland areas exist due to the presence of springs on the subject property. The location of all identified wetlands areas and springs will be provided on the Master Development Plan, which will include narratives satisfactory to ensure compliance with all Federal, State, and local requirements during major infrastructure development and during individual site plan development. Steep Slopes The subject properties comprising the 271.39± acre site do not contain areas of steep slope as defined. The most significant slope within the project site is located adjacent to McCann Road (Route 838) along the northern boundary, which is approximately 25% slope. This portion of the project site is proffered to remain in its natural state to serve as a green space buffer area between the office and industrial land bay development areas and McCanns Road, the Milburn Cemetery, and the Helm -McCann springhouse. Therefore, there are no impacts to steep slopes associated with the development of the office and industrial park. Mature Woodlands The subject properties comprising the 271.39± acre site contain sparse stands of mature woodlands and secondary growth areas that are located primarily within the central and southwestern portions of the project site. The proffered generalized development plan (GDP) identifies portions of the Route 37 corridor study area, the extension of Snowden Bridge Boulevard, and the M1 District land bays with rail access as impacting identified mature woodlands and secondary growth areas; therefore, disturbance of these features will occur. The Frederick County Zoning Ordinance allows for disturbance of mature woodland areas to implement planned development areas within the Sewer and Water Service Area (SWSA) and establishes landscaping requirements to mitigate this impact. Therefore, the Applicant will disturb these areas during the development of the office and industrial park and will identify the location of new landscaping areas during the Site Development Plan process for individual sites. Soil Types The Soil Survey of Fredrick County, published by the USDA Soil Conservation Service and the Frederick County GIS Database was consulted to determine soil types contained File #2760GC 4 Greenway Engineering Graystone Corporation Rezoning in this tract. The subject properties comprising the 271.39± acre site contain the following soil types: 3B — Blairton Silt Loam, 2-7% slopes 5B — Carbo Silt Loams, 2-7% slopes 5C - Carbo Silt Loams, 7-15% slopes 6C - Carbo-Oaklet Silt Loams, Very Rocky, 2-15% slopes 7C — Carbo-Oaklet-Rock Outcrop Complex, 2-15% slopes 8B — Chilhowie Silty Clay Loams, 2-7% slopes 8C - Chilhowie Silty Clay Loams, 7-15% slopes 9C — Clearbrook Channery Silt Loams, 7-15% slopes 14B — Frederick-Poplimento Loams, 2-7% slopes 14C — Frederick-Poplimento Loams, 7-15% slopes 16C — Frederick-Poplimento Loams, very rocky, 7-15% slopes 17C — Frederick-Poplimento-Rock Outcrop Complex, 2-15% slopes 25C — Laidig Very Stony Fine Sandy Loams, 7-15% slopes 32B — Oaklet Silt Loams, 2-7% slopes 32C - Oaklet Silt Loams, 7-15% slopes 33E — Ope4uon-Chilhowies Silty Clays, Very Rocky, 15-45% slopes 41B — Weikert-Berks Channery Silt Loams, 2-7% slopes 41C - Weikert-Berks Channery Silt Loams, 7-15% slopes 44C— Zoar Silt Loams 7-15% slopes Table 5 of the Soil Survey identifies soil types 3B, 5B, 14B and 32B as prime farmland soils. These soil types exist primarily in the central and southern portions of the subject site. The proffered Generalized Development Plan (GDP) identifies these areas for office and manufacturing land use, the Route 37 corridor study area, and the Snowden Bridge Boulevard extension. Table 10 of the Soil Survey identifies the majority of soil types as severe for the development of roads and commercial structures due to shrink -swell potential and wetness, while some soil types are identified as moderate for the same purposes. Soils testing and compaction testing are standard practice for development projects and road construction; therefore, reports verifying soils suitability will be conducted throughout the development of the subject site. Additionally, the majority of the subject site is underlain by limestone geology, which includes the presence of sinkhole areas on the subject properties. Limestone geology needs to be treated with care during site development to ensure that solution channels and sinkholes are identified prior to site disturbance and are designed to prevent infiltration of pollutants. The Applicant will incorporate narratives on the Master Development Plan that commit to geotechnical analysis during the site plan process to determine the location of potential sink holes, solution channels and other karst features. Geotechnical reports will be provided to the County Engineer as a condition of land disturbance for identified areas of concern during the site plan process. File #2760GC 5 Greenway Engineering SURROUNDING PROPERTIES The zoning and land uses for adjoining parcels are as follows: North: Zoned RA, Rural Area District South: Zoned RA, Rural Area District Graystone Corporation Rezoning Use: Unimproved and Permanent Easement Use: Residential; Unimproved; Agricultural and Permanent Easement East: Zoned RA, Rural Areas District Use: Residential; Agricultural; & Unimproved Zoned R4, Residential Planned Community District Use: Snowden Bridge West: Zoned RA, Rural Area District Use: Nursery & Unimproved Zoned RP, Residential Performance District Use: Unimproved Zoned M1, Light Industrial District Use: Omps Trucking The subject properties adjoin several properties to the north and east, which are primarily utilized for agricultural land use, while adjoining properties to the south and west are primarily utilized for residential, commercial and industrial land use. The development of the office and industrial park will provide buffers and screening for the benefit of adjacent residential properties and is compatible with all other adjoining land uses. Therefore, the Applicant can mitigate impacts to adjoining properties during the development of this project. TRANSPORTATION Traffic Impact Analysis A detailed Traffic Impact Analysis (TIA) has been prepared for the Graystone Corporation Office and Industrial Park by Greenway Engineering, dated August 24, 2009, which is included as a component of the Impact Analysis Statement. The TIA has been prepared to determine the projected impacts associated with the proposed development, which assumes 1,749,000 square feet of office land use and 570,000 square feet of industrial land use that is developed over a three-phase study. The TIA studies turning movements and capacities at 19 intersections including the Interstate 81 Exit 317 on and off ramps, multiple intersections along the Martinsburg Pike (U.S. Route 11 North) corridor, and along Snowden Bridge Boulevard. Additionally, the TIA provides for an analysis including the Route 37 bypass with a 20'' intersection point on the subject property. The TIA provides for a Level of Service (LOS) analysis for AM and PM peak File #2760GC 6 Greenway Engineering Graystone Corporation Rezoning hour weekday traffic volumes, an analysis :;r interstate ramp merge and divergence, an analysis for arterial LOS along the Martinsburg Pike corridor, as well as Average Daily Traffic (ADT) volumes for existing, background, and build -out conditions for each transpotlation phase. The Applicants have prepared studies of existing office and industrial park traffic volumes to provide a comparative analysis between developed projects of similar size and the traffic volumes assumed using the ITE 7`h Edition Manual. These studies have been considered by VDOT and the Frederick County Transportation Planner and have been deemed acceptable for use in the TIA for the Graystone Corporation Office and Industrial Park. VDOT and the County felt that the traffic volumes associated with the existing office and industrial parks should be increased by 15% to provide for a conservative analysis of this project, which has been factored into the TIA. Therefore, the TIA that is included as a component of this rezoning application provides for accurate data with a conservative buffer to allow for a realistic account of the transportation impacts associated with this development proposal. The following information identifies the results of the TIA "nabs associated with intersection analyses, Interstate 81 ramp analyses, and Route 11 arterial analyses for each phase of development for the Graystone Corporation Office and Industrial Park. PRASE 1(2015): Intersection Analyses 1. Route 11 & Crown Lane: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left during the PM peak hour, maintain levels of service of "D" or better. The eastbound left -turn movement will yield a PM peak hour level of service "F" during 2015 background and build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along Route 11. 2. Route 11 & Welltown Road: Analyses revealed overall levels of service of "D" or better during the AM peak hour and "F" during the PM peak hour. The PM peak hour will maintain levels of service "F" during 2015 background and build -out conditions. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 3. Route 11 & I-81 Southbound Ramps: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the southbound left during the PM peak hour, maintain levels of service of "D" or better. The southbound left -turn movement will yield a PM peak hour level of service `B" during 2015 background and build -out File #2760GC 7 Greenway Engineering Graystone Corporation Rezoning conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along Route 11. 4. Route 11 & 1-81 Northbound Off -Ramp: Analyses revealed overall levels of service Of "C" or better during the AM and PM peak hours_ All lane arn„nc maintain levels of service of "D" or better. 5. Route 11 & 1-81 Northbound On-Ramp/Red Bud Road: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the northbound left during the PM peak hour, maintain levels of service of "D" or better. The northbound left -turn movement will yield a PM peak hour level of service "E" during 2015 background and build- out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along Route 11. 6. Route 11 & Merchant Street/Snowden Bridge Boulevard: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups maintain levels of service of "D" or better. 7. Route 11 & FEMA Entrance: Analyses revealed unsignalized levels of service of "C" or better during the AM and PM peak hours. All lane groups maintain levels of service of "C" or better. 8. Route 11 & Old Charles Town Road: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the westbound and southbound left during the PM peak hour, maintain levels of service of "D" or better. The westbound and southbound left -turn movements will yield a PM peak hour level of service `B" or worse during 2015 background and build -out conditions. Ramp Analyses 1. 1-81 Mainline & Northbound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. 2. 1-81 Mainline & Northbound Off -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. 3. 1-81 Mainline & Southbound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. 4. 1-81 Mainline & Southbound Off -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. File #2760GC 8 Greenway Engineering Arterial Analyses Graystone Corporation Rezoning 1. Route 11, South of the I-81 Interchange: Analyses revealed levels of service of "D" or better for the northbound AM, northbound PM and southbound AM peak hours. The southbound PM will maintain levels of service of "F" during 2015 background and build -out conditions. This is primarily due to the sub- standard intersection spacing currently existing along this segment of Route 11. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 2. Route 11, North of the I-81 Interchange: Analyses revealed levels of service of "D" or better for the northbound AM, northbound PM, southbound AM and southbound PM peak hours. 3. Route 11, South of the Old Charles Town Road: Analyses revealed levels of service of "D" or better for the northbound AM, northbound PM, southbound AM and southbound PM peak hours. PHASE 2 (2022): Intersection Analyses 1. Route 11 & Crown Lane: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left and westbound left during the PM peak hour, maintain levels of service of "D" or better. The eastbound and westbound left -turn movements will yield a level of service "E" or worse during 2022 background and build- out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along Route 11. 2. Route 11 & Welltown Road: Analyses revealed overall levels of service of "D" or better during the AM peak hour and "F" during the PM peak hour. The PM peak hour will maintain levels of service "F" during 2022 background and build -out conditions. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 3. Route 11 & I-81 Southbound Ramps: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the southbound left during the PM peak hour, maintain levels of service of "D" or better. The southbound left -turn movement will yield a PM peak hour level of service "E" or worse during 2022 background and build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along Route 11. File #2760GC 9 Greenway Engineering Graystone Corporation Rezoning 4. Route 11 & 1-81 Northbound Off -Ramp: Per the VDOT/County approved scoping document, Greenway Engineering has assumed the relocation of the I-81 northbound off -ramp to intersect with Route 11 opposite the existing I-81 northbound on-ramp. In coordination with this improvement, Red Bed Road trips would be re-routed to Snowden Bridge Boulevard via the North Stephenson Tract. 5. Route 11 & 1-81 Northbound Ramps: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left during the PM peak hour, maintain levels of service of "D" or better. The eastbound left -turn movement will yield a PM peak hour level of service "F" during 2022 background and build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along Route 11. Greenway Engineering does not recommend improvements for this intersection. 6. Route 11 & Merchant Street/Snowden Bridge Boulevard. Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the westbound and northbound left during the PM peak hours, will maintain levels of service of "D" or better. The westbound and northbound left -turn movements will maintain constrained levels of service of "E" during the PM peak hour build -out conditions. 7. Route 11 & FEMA Entrance: Analyses revealed unsignalized levels of service of "D" or better during the AM and PM peak hours. All lane groups maintain levels of service of "D" or better. 8. Route 11 & Old Charles Town Road: Analyses revealed overall levels of service of "C" or better during the AM peak hour and "F" during the PM peak hour. All lane groups, except the westbound and southbound left during the PM peak hour, maintain levels of service of "D" or better. The westbound and southbound left -turn movements will yield a PM peak hour level of service "E" or worse during 2022 background and build -out conditions. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. Ramp Analyses 1. 1-81 Mainline & Northbound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. 2. 1-81 Mainline & Northbound Off -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. File #2760GC 10 Greenway Engineering Graystone Corporation Rezoning 3. I-81 Mainline & Southbound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. 4. I-81 Mainline & Southbound Off -Ramp: Analyses revealed levels of service of "D" or better during the AM and PM peak hours. Arterial Analyses 1. Route 11, South of the I-81 Interchange: Analyses revealed levels of service of "C" or better for the northbound AM, northbound PM and southbound AM peak hours. The southbound PM will maintain levels of service of "F" during 2022 background and build -out conditions. This is primarily due to the sub- standard intersection spacing currently existing along this segment of Route 11. "Regional improvements" are recommended to facilitate acceptable level of service duri.g the PM peak hour. 2. Route 11, North of the I-81 Interchange: Analyses revealed levels of service of "D" or better for the northbound AM, northbound PM, southbound AM and southbound PM peak hours. 3. Route 11, South of the Old Charles Town Road: Analyses revealed levels of service of "C" or better for the northbound AM, northbound PM, southbound PM peak hours. The southbound AM will maintain levels of service of "E" during 2022 build -out conditions. PHASE 3 (2028): intersection Analyses 1. Route 11 & Crown Lane: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left and westbound left during the PM peak hour, maintain levels of service of "D" or better. The eastbound and westbound left -turn movements will yield a level of service "E" or worse during 2028 background and build- out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along Route 11. 2. Route 11 & Welltown Road: Analyses revealed overall levels of service of "D" or better during the AM peak hour and "F" during the PM peak hour. The PM peak hour will maintain levels of service "F" during 2028 background AND build -out conditions. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. File #2760GC 11 Greenway Engineering Graystone Corporation Rezoning 3. Route 11 & I-81 Southbound Ramps: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the southbound left during the PM peak hour, maintain levels of service of "D" or better. The southbound left -turn movement will yield a PM peak hour level of service "E" or worse during 2028 background and build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along Route 11. 4. Route 11 & I-81 Northbound Off -Ramp: Per the VDOT/County approved scoping document, Greenway Engineering has assumed the relocation of the I-81 northbound off -ramp to intersect with Route 11 opposite the existing 1-81 northbound on-ramp. In coordination with this improvement, Red Bed Road trips would be re-routed to Snowden Bridge Boulevard via the North Stephenson Tract. 5. Route 11 & 1-81 Northbound Ramps: Analyses revealed overall levels of service of "E" or better during the AM and PM peak hours under build -out Scenario A (without Route 37). The eastbound left -turn movement will yield a PM peak hour level of service "F" during 2028 background and build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along Route 11. The overall levels of service would improve to "D" or better assuming the construction of the interchange (SPUI) of Snowden Bridge Boulevard/Route 37 (Scenario B). This improvement would be facilitated by the dedication of right-of-way that is being proffered as a condition of the rezoning, which will be developed by others. 6. Route 11 & Merchant Street/Snowden Bridge Boulevard: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the westbound and northbound left during the PM peak hours, will maintain levels of service of "D" or better. The westbound and northbound left -turn movements will maintain constrained levels of service of "E" during the PM peak hour build -out conditions. 7. Route 11 & FEMA Entrance: Analyses revealed unsignalized levels of service of "E" or better during the AM and PM peak hours under build -out Scenario A (without Route 37). . The levels of service would improve to "D" or better assuming the construction of the interchange (SPUI) of Snowden Bridge Boulevard/Route 37 (Scenario B). This improvement would be facilitated by the dedication of right-of-way that is being proffered as a condition of the rezoning, which will be developed by others. 8. Route 11 & Old Charles Town Road. Analyses revealed overall levels of service of "C" or better during the AM peak hour and "F" during the PM peak hour. All lane groups, except the westbound and southbound left during the PM peak hour, maintain levels of service of "D" or better. The westbound File #2760GC 12 Greenway Engineering Graystone Corporation Rezoning and southbound left -turn movements will yield a PM peak hour level of service "E" or worse during 2028 background and build -out conditions. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. Ramp Analyses 1. I-81 Mainline & Northbound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. 2. I-81 Mainline & Northbound Off -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. 3. I-81 Mainline & Southbound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. 4. I-81 Mairdine & Southbound Of -Ramp: Analyses revealed levels of service of "D" or better during the AM and PM peak hours. Arterial Analyses 1. Route 11, South of the I-81 Interchange: Analyses revealed levels of service of "D" or better for the northbound AM, northbound PM and southbound AM peak hours. The southbound PM will maintain levels of service of "F" during 2028 background and build -out conditions. This is primarily due to the sub- standard intersection spacing currently existing along this segment of Route 11. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 2. Route 11, North of the I-81 Interchange: Analyses revealed levels of service of "D" or better for the northbound PM, southbound AM and southbound PM peak hours. The northbound AM will maintain levels of service of "F" under build -out Scenario A (without Route 37). The levels of service would improve to "D" assuming the construction of the interchange (SPUI) of Snowden Bridge Boulevard/Route 37 (Scenario B). This improvement would be facilitated by the dedication of right-of-way that is being proffered as a condition of the rezoning, which will be developed by others. 3. Route 11, South of the Old Charles Town Road: Analyses revealed levels of service of "C" or better for the northbound AM, northbound PM, southbound PM peak hours. The southbound AM will maintain levels of service of "F" under build -out Scenario A (without Route 37). The levels of service would improve to "E" assuming the construction of the interchange (SPUI) of Snowden Bridge Boulevard/Route 37 (Scenario B). This improvement would be facilitated by the dedication of right-of-way that is being proffered as a condition of the rezoning, which will be developed by others. File #2760GC 13 Greenway Engineering Graystone Corporation Rezoning Per the request of Jerry Copp of the VDOT, Edinburg Residency, Greenway Engineering also submitted an Addendum, dated September 29, 2009, to evaluate the following transportation improvements proposed by VDOT to improve traffic flow along southbound Martinsburg Pike (U.S. Route 11, between I-81 and Crown Lane: 1) the extension of the Martinsburg Pike southbound left -turn at the intersection of Martinsburg Pike/I-81 southbound ramps; 2) the extension of the Martinsburg Pike southbound left - turn lane at the intersection of Martinsburg Pike/Welltown Road; and 3) the addition of third southbound through lane from the I-81 southbound ramps to Crown Lane. Weekday AM and PM peak hours analyses were performed for each of the development phases contemplated in the August 2009 submission. Other than the improvements described above, all methodology utilized for this addendum are consistent with the original Report. The following narratives describe the resultant impacts to the future build -out traffic conditions evaluated in the Addendum: PRASE 1 (2015): Intersection Analyses 1. US Route 11 & Crown Lane: • The eastbound left -turn lane group level of service increased from "F" to "E" during the PM peak hour. 2. US Route 11 & Welltown Road: • Overall levels of service improved from "F" to "D" during the PM peak hour. • The westbound thru lane group level of service increased from "F" to "D" during the PM peak hour. • The westbound approach level of service increased from "F" to "D" during the PM peak hour. • The southbound approach level of service increased from "F" to "E" during the PM peak hour. 3. US Route 11 & I-81 Southbound Ramps: • Not Applicable Arterial Analyses 1. US Route 11, South of the Welltown Road: • Southbound "arterial" levels of service improved from "F" to "D" during the PM peak hour. File #2760GC 14 Greenway Engineering PHASE 2 (2022): Intersection Analyses Graystone Corporation Rezoning 1. US Route 11 & Crown Lane: 0 The westbound left -turn lane group level of service increased from "E" to "D" during the AM peak hour. • The eastbound left -turn lane group level of service increased from "F" to "E" during the PM peak hour. 2. US Route 11 & Welltown Road: • Overall levels of service improved from "F" to "D" during the PM peak hour. • The westbound thru lane group level of service increased from "F" to "D" during the PM peak hour. • The westbound approach level of service increased from "F" to "D" during the PM peak hour. • The southbound approach level of service increased from "F" to "E" during the PM peak hour. 3. US Route 11 & I-81 Southbound Ramps: • Not Applicable Arterial Analyses 1. US Route 11, South of the Welltown Road: • Southbound "arterial" levels of service improved from "F" to "D" during the PM peak hour. SEWAGE CONVEYANCE AND TREATMENT The 271.39± acre site subject property is located within the current Sewer and Water Service Area boundaries (SWSA). The Frederick County Sanitation Authority (FCSA) approved a study that provided analysis for land use development throughout the Northeast Frederick Land Use Plan area subsequent to County approval of the Stephenson Village (now Snowden Bridge) planned unit development. This study recommended the development of a regional pump station that would direct sewage effluent to the Opequon Wastewater Reclamation Facility, that would be located on the east side of Jordan Springs Road on the site of the existing lagoon owned by the historic Jordan Springs Hotel. The regional pump station needed to serve the entire development area was determined to accommodate a projected peak load of 2100 gallons -per -minute (GPM) including a 10% safety factor and an ultimate station capacity of 2.75 million gallons -per -day (MGD). To date, the regional pump station and a 30 -inch sewer trunk File #2760GC 15 Greenway Engineering Graystone Corporation Rezoning main has been developed, which is currently providing transmission of sewage effluent from the Snowden Bridge project to the Opequon Wastewater Reclamation Facility. The Applicants own the undeveloped Snowden Bridge property where the existing limits of the 30 -inch sewer trunk main have been developed; therefore, the Applicants have the ability to continue the sanitary sewer system to the 271.39± acre site subject property. The following calculations provide information for projected sewage impacts associated with the proposed 271.39± acre office and industrial park. These calculations assume 800 gallons per acre per day (GPD) for the build -out of the project site, which is based on comparable discharge patterns for office and industrial land uses. Q = 800 gallons/day/acre Q = 800 GPD x 271.39± acres Q = 217,112 GPD projected at project build -out The Opequon Water Reclamation Facility has a current hydraulic capacity of 8.4 MGD and has a current 12 -month hydraulic flow average of 6.69 MGD. An expansion of this facility is currently underway, which will increase the hydraulic capacity to 12.6 MGD and institute treatment measures sufficient to meet state standards for nitrogen and phosphorus. It is anticipated that the expansion of the Opequon Water Reclamation Facility will be complete by Fall 2010, which will coincide with the first development phase of the 271.39± acre subject property. The proposed build -out of the 271.39± acre subject property is estimated to add 217,112 gallons per day to the public sewage conveyance system. Therefore, the proposed build- out of the subject property is anticipated to increase sewage treatment demands at the Opequon Water Reclamation Facility by 1.9% above the current 12 -month hydraulic flow average. The build -out of this project, coupled with current community development treatment impacts represent 54.9% of the total hydraulic capacity at the Opequon Water Reclamation Facility. The regional pump station has sufficient capacity to accommodate this development proposal, and the 30 -inch sewer transmission main is of adequate size to direct effluent to the Opequon Water Reclamation Facility. The Applicant will work with the Winchester -Frederick Service Authority and the Frederick County Sanitation Authority during the project development design phase to ensure that appropriate infrastructure is in place to accommodate the impacts associated with this project. WATER SUPPLY The 271.39± acre site subject property is located within the current Sewer and Water Service Area boundaries (SWSA). The Frederick County Sanitation Authority (FCSA) owns and operates the Northern Water Treatment Plant, which is located to the north of the subject property. The Northern Water Treatment Plant contains a 3 million gallon ground storage tank and provides water transmission to this portion of the SWSA through a 20" water transmission line that parallels the Winchester and Western Railroad. File #2760GC 16 Greenway Engineering Graystone Corporation Rezoning Analysis of this system indicates that there is sufficient capacity to serve the proposed office and industrial park. The following calculations provide information for projected water impacts associated with the proposed 271.39± acre office and industrial park. These calculations assume 1,000 gallons per acre per day (GPD) for the build -out of the project site, which is a conservative estimate for office and industrial land uses. The figures below represent the impact that the total build -out of the proposed land uses will have on the water supply and treatment systems. Q = 1,000 gallons/day/acre Q = 1,000 GPD x 271.39± acres Q = 271,390 GPD projected at project build -out The proposed build -out of the 271.39± acre subject property is estimated to require 271,390 GPD of public water service for the office and industrial land uses. The Northern Water Treatment Plant provides three million gallons per day (3 MGD) of potable water from this facility as one of the water sources contributing to the public water system within the Route 11 North Sewer and Water Service Area. Additionally, a 10 -inch water transmission line exists along Martinsburg Pike in this area of the County, which is supplemented by other water sources available to FCSA. The projected water usage for the build -out of the subject property would require approximately 7% of the available storage capacity at the Northern Water Treatment Plant; therefore, this information demonstrates that adequate water capacity is available for the proposed office and industrial park. Greenway Engineering has prepared design plans for the development of Snowden Bridge Boulevard, which will connect Martinsburg Pike (U.S. Route 11 North) and Old Charles Town Road (Route 761). The design plans that have been implemented bring a 16 -inch water transmission line into the Snowden Bridge Subdivision along Snowden Bridge Boulevard to the northeast of the subject property. The 16 -inch water transmission line will follow this road system to connect to the existing water line at the Rutherford Crossing Center. Therefore, the subject property could be served through the extension of the existing water transmission line. Additionally, a 1.25 MGD elevated water storage tank has been proposed to provide adequate water pressure and fire flow associated with the Snowden Bridge Subdivision. The Applicants will conduct an analysis of this system during the site plan process for the first known user to determine if the system is adequate at that time and will work with FCSA to implement infrastructure necessary to serve the 271.39± acre subject property. The on-site water infrastructure required to convey potable water to the proposed office and industrial land uses will be developed by the Applicant to standards acceptable to the FCSA for future operation and maintenance. 17 File #2760GC Greenway Engineering DRAINGE Graystone Corporation Rezoning The 271.39± acre subject property is naturally divided into 3 distinctive drainage areas, which direct drainage from the west towards the CSX railroad, while drainage from the north and east is directed to tributaries of Hiatt Run and Lick Run. The proffered Generalized Development Plan (GDP) for the Graystone Corporation Office and Industrial Park identifies the continuation of Snowden Bridge Boulevard as an east -west urban collector road through the limits of the subject property, as well as a study corridor area for the Route 37 bypass. The construction of Snowden Bridge Boulevard by the Applicants and the construction of the Route 37 bypass by others will create defined land bays as depicted on the proffered GDP, which will require a regional stormwater management approach for the office and industrial park. The Applicants have conducted a site visit with the Frederick County Public Works Department to determine potential areas of concern and to determine an appropriate approach for stormwater management implementation. The regional stormwater management approach will include a system that is designed to ensure that infiltration of stormwater and pollutants is avoided and that stormwater quality and quantity meet State.and County regulations. The general location of structures that will be utilized for regional stormwater management will be provided on the Master Development Plan for the office and industrial park. Additionally, the Applicant will incorporate narratives on the Master Development Plan that commit to geotechnical analysis during the development of major infrastructure and during the individual site plan process to determine the appropriate design measures for stormwater management satisfactory the County Engineer. These measures that will occur throughout the planning and design process will mitigate impacts to the drainage areas within the geographic region of the County. SOLID WASTE DISPOSAL The impact on solid waste disposal facilities can be projected from an average annual business consumption of landfill volume of 5.4 cubic yards per 1,000 square feet of structural floor area (Civil Engineering Reference Manual, 4th Edition). The following figures show the increase in average annual volume based on the 2,319,000 square feet of office and manufacturing land uses that are projected to develop over a 20 -year period: AV = 5.4 Cu. Yd. per 1,000 square feet AV = 5.4 Cu. Yd. x 2,319 (1,000 square feet) AV = 12,522 Cu. Yd. at build-out/yr, or 8,765 tons/yr at build -out TOTAL AV = 8,765 tons/yr / 20 -yr build -out = 438 ton annual increase at build out The Municipal Solid Waste area of the Regional Landfill has a current remaining capacity of 13,100,000 cubic yards of air space. The projected 20 -year build -out of the File #2760GC 18 Greenway Engineering Graystone Corporation Rezoning subject site will generate on average 438 tons of solid waste annually. This represents a 0.02% increase in the annual solid waste received by the Municipal Solid Waste area of the Regional Landfill, which currently averages 200,000 tons per year. The complete build -out of the office and industrial park is projected to increase the solid waste received by the Municipal Solid Waste area of the Regional Landfill by 4.4% annually based on current averages. The office and industrial park will utilize commercial waste haulers for trash pickup service; therefore, tipping fees will be generated that will create a continuous revenue source for the Regional Landfill by the proposed project to mitigate solid waste disposal impacts. HISTORICAL SITES AND STRUCTURES The Frederick County Rural Landmarks Survey identifies the Carter -Hardesty House (#34-112) as a potentially significant structure on the 271.39± acre subject property, and identifies the Helm -McCann Property (#34-703), the Milburn Cemetery (#34-950), and the Thomas McCann House (#34-729) as potentially significant properties and structures within close proximity of the subject property. However, research of the survey forms does not identify these sites as properties that are potentially eligible for the state and national register of historic places. The National Park Service Study of Civil War Sites in the Shenandoah Valley identifies the southeastern portion of the Stephenson's Depot area (Second Winchester Battlefield — Phase 9) on the 271.39± acre subject property, and Phase 8 of the Third Winchester Battlefield across Red Bud Road (Route 661) immediately south of the subject site. The Carter -Hardesty House no longer exists of the subject property, and the remaining out buildings and barn are located within the Route 37 corridor study area; therefore, these structures will be eliminated when Route 37 is constructed by others. The Applicant's proffer statement provides for a green space buffer area along the northern property boundary that will provide for additional separation between the developed portion of the subject property and McCann's Road (Route 838), and will protect the existing vegetation along McCann's Road as a mitigation to the Milburn Cemetery and the spring house located on the Helm -McCann property. Additionally, the Applicant's proffer statement provides for a green space buffer area on the Shenandoah Valley Battlefield Foundation (SVBF) portion of the Third Winchester Battlefield, which includes the offer to provide landscaping within this area if a landscape easement is provided by the property owner. Finally, the Applicant's proffer statement prohibits commercial access entrances along Milburn Road (Route 661) to protect the integrity of this roadway. These measures are being offered by the Applicant to mitigate impacts to adjoining properties that are identified by the Frederick County Rural Landmarks Survey and by the National Park Service Study of Civil War Sites in the Shenandoah Valley. File #2760GC 19 Greenway Engineering Graystone Corporation Rezoning IMPACT ON COMMUNITY FACILITIES Frederick County Development Impact Model The Frederick County Planning Department has prepared an analysis of the projected development program for the Graystone Corporation Office and Industrial Park through the use of the County's Development Impact Model (DIM). The DIM generates a 20 - year net return analysis for development proposals to determine if projects are anticipated to provide a positive or negative fiscal impact to County facilities and services. The results of the DIM analysis demonstrate that the Graystone Corporation Office and Industrial Park will provide a positive fiscal impact to Frederick County in the amount of $40,267,000.00 during this time period. The staff analysis indicates that the amount of taxes generated by personal property and business and professional operating licenses vary widely for office, research and development, and flex industrial land uses. Therefore, staff has also provided an analysis that assumes DIM scenarios of 50% and 150% of key tax values. These DIM scenarios demonstrate that the Graystone Corporation Office and Industrial Park will provide a positive fiscal impact to Frederick County ranging between $22,275,000.00 and $58,259,000.00 during this time period. The Graystone Corporation Office and Industrial Park provides a positive fiscal impact to community facilities and services; therefore, there are no negative impacts that require mitigation for this project. However, the Applicant intends to further support fire and rescue services through the provision of a monetary contribution in the amount of $0.05 per square foot of structural development for all land uses within the Property. The monetary contribution and projected positive revenues provided by this economic development and employment project demonstrate that the Graystone Corporation Office and Industrial Park is extremely positive for Frederick County. File #2760GC 20 Map Data Source: Frederick County, Va. GIS Department, May 2009 Data 861 rs 1Ca N w L S 1-601 C'G 862 r-/00, 41 G� Baltimore & Ohio RR Map Data Source: Frederick County, Va. 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GIS Department, May 2009 Data gend orporation Property dary rter-Hardesty House ars House dfries-Semples House Im-McCann Property therford's Farm Cann, Thomas House burn Chapel & Cemetary fields Depot ister ry LU a O w Q z CO O w F- 0 ry Q z H �z Q 00 w WLL 00 U 0 ry w 0 z I-- 0 0 U) I-- T- U) Q ry 0 w ❑ I- on � U ❑ w w w0 w U)z0 a Q U) o z0 w Q > o Q w ~ CO U) OQ Lu 0 0 l Y w `u 0 U : w U 0Y U J U 0 a o w z Q w q 0w z 0 w o D LL c Q 0 3 U) o 0 Lij W OIZAYSTONE OFFICE & INDUSTRIAL PARK Traffic Impact Study Located in: Frederick County, Virginia Tax Map Parcels: 43-((A))-158, 44-((A))-25, 44-((A))-26 & 44-((A))-27 August 24, 2009 Prepared For: Graystone Corporation 1057 Martinsburg Pike Winchester, VA 22603 Contact Person: Michael C. Glickman, PE, PTOE GREEINWAV ENGINEERING 151 Windy Hill Lane Founded i. 1971 Winchester, Virginia 22602 Telegone 540-662-4].85 Engineers PAX 540-722-9528 Surveyors www.greenwayeng.corn Table of Contents B+escription Page ## Report Summary and Methodology .................................... 4 Existing Conditions........................................................ 6 Phase 1 Development Description ...................................... 10 2015 Background Conditions ............................................. 10 Phase 1 Trip Generation .................................................. 14 Phase 1 Trip Distribution And Trip Assignments ..................... 14 2015 Phase 1 Build -Out Conditions .................................... 14 Phase 2 Development Description ...................................... 20 2022 Background Conditions ............................................. 20 Phase 2 Trip Generation .................................................. 24 Phase 2 Trip Distribution And Trip Assignments ..................... 24 2022 Phase 2 Build -Out Conditions .................................... 24 Phase 3 Development Description ...................................... 31 2028 Background Conditions ............................................. 31 Phase 3 Trip Generation.......... Phase 3, Scenario A Trip Distribution And Trip Assignments..... 35 2028 Phase 3, Scenario A Build -Out Conditions 35 Phase 3, Scenario B Trip Distribution And Trip Assignments..... 40 2028 Phase 3, Scenario B Build -Out Conditions ...................... 40 Conclusions.................................................................- 47 53 VDOT Scoping Document ................................................ Appendix Existing Traffic Count Data .............................................. Appendix SYNCHRO 7 Analysis Worksheets ........................ . . . . . . . .. Appendix (on CD only) HCS+ Analysis Worksheets (Interchange Ramps)............ Appendix (on CD only) ° Graystnne Office & Industrial Park - Traffic Impact Study ;. GREE AY ENGINEERING, File Number: 2760GC August 24, 2009 Page 1 List of Figures Figure # Descri tion Pa e # 1 Vicinity Map 5 2 Existing Traffic Volumes 7 3 Existing Lane Geometry and Levels of Service 8 4 2015 Background Traffic Volumes 12 5 2015 Background Lane Geometry and Levels of Service 13 6 Phase 1 Trip Distribution Percentages 15 7 Phase 1 Graystone Office & Industrial Park Trip Assignments 16 8 2015 Phase 1. Build -out Traffic Volumes 17 9 2015 Phase 1 Build -out Lane Geometry and Levels of Service 18 10 2022 Background Traffic Volumes 22 11 2022 Background Lane Geometry and Levels of Service 23 12 Phase 2 Trip Distribution Percentages 25 13 Phase 2 Graystone Office & Industrial Park Trip Assignments 26 14 2022 Phase 2 Build -out Traffic Volumes 27 15 2022 Phase 2 Build -out Lane Geometry and Levels of Service 28 16 2028 Background Traffic Volumes 33 17 2028 Background Lane Geometry and Levels of Service 34 18 Phase 3, Scenario A Trip Distribution Percentages 36 19 Phase 3, Scenario A Graystone Office & Industrial Park Trip 37 Assignments 20 2028 Phase 3, Scenario A Build -out Traffic Volumes 38 21 2028 Phase 3, Scenario A Build -out Lane Geometry and LOS 39 22 Phase 3, Scenario B Trip Distribution Percentages 41 23 Phase 3, Scenario B Graystone Office & Industrial Park Trip 42 Assignments 24 2028 Phase 3, Scenario B Build -out Traffic Volumes 43 25 2028 Phase 3, Scenario B Build -out Lane Geometry and LOS 44 A Graystone Office & Industrial Park General Development Plan Appendix Graystone Office & Industrial Park - Traffic Impact Study File Number: 2760GC �iREENWAY GINSFIFUN August 24, 2009 Page 2 List of Tables Table # Description Pam_ 1 Existing Levels of Service, Delay and Back of Queue Results 9 2 2015 Background Trip Generation Summary 11 3 Phase 1 Trip Generation Summary 14 4 2015 Background and Phase 1 Build -out LOS/Delay/Queue 19 5 2022 Background Trip Generation Summary 21 6 Phase 2 Trip Generation Summary 24 7 2022 Background and Phase 2 Build -out LOS/Delay/Queue 29-30 8 2028 Background Trip Generation Summary 32 9 Phase 3 Trip Generation Summary 35 10 2028 Background and Phase 3 Build -out LOS/Delay/Queue 45-46 Graystone Office & Industrial Park - Traffic Impact Study ON" GREWW'AY ENGINEERINGFile Number: 2760GC August 24, 2009 Page 3 OVERVIEW Report Summary Greenway Engineering has prepared this document to present the traffic impacts associated with the proposed Graystone Office & Industrial Park to be located east of US Route 11, north of the I-81 interchange, in Frederick County, Virginia. The Study is based upon a projected development program of 1,749,000 square feet of General Office / Research & Development and 570,000 square feet of Manufacturing / Warehousing with access provided via the intersection of US Route 11/Snowden Bridge Boulevard (to be extended from US Route 11 to the Graystone Site). Build -out is anticipated to occur over three (3) transportation phases by the Year 2028. The proffered Graystone Office & Industrial Park Generalized Development Plan (GDP) is included in the Appendix section of this Report. Figure 1 is provided to illustrate the location of the proposed. Graystone Office & Industrial Park development with respect to the surrounding roadway network. Methodology All methodology utilized in this Report is based upon an "approved" scoping letter established between the Applicant, the Virginia Department of Transportation (VDOT) and the Frederick County Planning Department. Documentation associated with this scoping letter is provided in the Appendix section of this Report. The traffic impacts accompanying the Graystone Office & Industrial Park development were obtained through a sequence of activities as the narratives that follow document: m Collection and evaluation of existing traffic data, • Assessment of background traffic (includes planned projects in the area of impact), • Calculation of trip generation for the proposed Graystone Office & Industrial Park, o Distribution and assignment of the Graystone Office & Industrial Park development - generated trips onto the study area roadway network, Analysis of capacity and level of service using the latest version of Synchro for existing and future conditions. Note: HCS+ was utilized for merge/diverge analyses. Graystone Office & Industrial Park - Traffic Impact Study * GREENWAY ENGINEERING File Number: 2760GC August 24, 2009 Page 4 0 GREEN1PdAY ENGINEERING,.... Iwo. C ray€tone ®Vice & Industrial Park I57r ly Hill Lane FIGURE 7 • - : meg, z FF. 540) 622602 Telephone: () j fFn„ n raalsm FAx (540) 722-9528 722- 528 -dM, 197) - Project # 2760GC ; �• � �t www.greenwayeng.cam r I41 d � GREEN1PdAY ENGINEERING,.... Iwo. C ray€tone ®Vice & Industrial Park I57r ly Hill Lane FIGURE 7 Iwrer, z FF. 540) 622602 Telephone: () Vicinity Map fFn„ n raalsm FAx (540) 722-9528 722- 528 -dM, 197) - Project # 2760GC ; m Foundad in 1971 www.greenwayeng.cam EXISTING CONDITIONS Greenway Engineering conducted AM and PM peak hour manual turning movement counts at the intersections of US Route 11/Crown Lane, US Route 11/Welltown Road, US Route 11/1-81 southbound ramps, US Route 11/ I-81 northbound off -ramp, US Route 11/1-81 northbound on-ramp/Redbud Road, US Route 11/Market Street, US Route 11/Merchant Street, US Route 11/ FEMA Site -Driveway and US Route I 1101 Charles Town Road. Additionally, a 24-hour vehicle classification count was conducted along US Route 11, between Red Bud Road and Merchant Street, to ascertain heavy vehicle percentages within the Study Area. ADT. (Average Daily.Traffic) was established along each of the study area roadway links using a "k" factor (the ratio of PM peak hour traffic volumes to 24-hour traffic volumes) of 9% based upon the current VDOT traffic data. Figure 2 shows the existing weekday ADT and AM/PM peak hour traffic volumes at each of the key locations identified within the study area. Figure 3 shows the corresponding existing lane geometry and weekday AM/PM peak hour levels of service. results. All traffic count data, Synchro and HCS+ levels of service worksheets are included in the Appendix section of this Report. Greenway Engineering has provided Table 1 to show the existing levels of service, vehicle delay as well as the 95`x' percentile back of queue, by lane group/approach, for each of the study area intersections. Graystone Office & Industrial Park - Trak Impact Study GREENWAY ENGINEERING File Number: 2760GC August 24, 2009 Page 6 01 A aw t61, pike �� i P1µe Ap m5v� 90017 r �r a Q LEGEND mroo`p 0 INTERSECTION # GREENWAY EAIGflL.- iWG, urc l51 WindyHiR Lane ��. ' F XM AM PEAK HOUR (PM PEAK HOUR) 4' =000 OENOTESWEEKDAYAVERAGEDAILY TRIPS (AD71 co�� 01 A aw t61, pike �� i P1µe Ap m5v� 90017 r �r a SINCE M SITE Qm - Q Z . t, te��bttl pkg �� lfrt�t9, N^sbU, Ms a A oltis W7 m c 9 \-x A OM ' op �Jk% NAl �t51+311'''16�i�► � 90!3 'n 001, �6*��Spa Q mroo`p GREENWAY EAIGflL.- iWG, urc l51 WindyHiR Lane ��. ' F R Winrhrster, Yagi.ua 2260Y INTER TION k Existing (2008) Traffic Conditions Project #2760GC 9�t g�¢�► mB� ] 1 @0 idO m � w q r �O T ro N N b O � SINCE M SITE Qm - Q Z . t, te��bttl pkg �� lfrt�t9, N^sbU, Ms a A oltis W7 m c 9 \-x A OM ' op �Jk% NAl �t51+311'''16�i�► � 90!3 'n 001, �6*��Spa GREENWAY EAIGflL.- iWG, urc l51 WindyHiR Lane Grastone Office & Industrial Park FIGURE 2 Winrhrster, Yagi.ua 2260Y �A== 'eF,X'(S40;n 28� Existing (2008) Traffic Conditions Project #2760GC foanded i. 1971 —gree .0—g.— LEGEND I INTERSECTION # 1M5 �'f� LANE CONFIGURATIONS u TRAFFIC SIGNAL STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR) 'Ie DENOTES UNSIGNALIZED CRITICAL MOVEMENT DENOTES FREE RIGHT TURN DENOTES CHANNELIZED RIGHT -TURN 1 ARTERIAL Lf 1 NB = B (B) Ntl-G SB=C dCRn1`�T as o f 11 QSIGNALIZED 0 INTERSECTION y g 3 LOS= A(B) m �A J pike SILT E CC�� Ma�nsq QSIGNALIZED INTERSECTION LOS= C (D) �J7� �C�l Pike SITE OSIGNALIZED ® SIGNALIZED UNSIGNALIZED INTERSECTION INTERSECTION INTERSECTION LOS=A(A) LOS= B(B) M m SIGNALIZED W bbl RlghtWOW S INTERSECTION �R 48 Only lgNo" I l LOS= A (B) � J I..0 3 � M�pPq V a 11 K® Ms�tnSb A� mo �9fi lP�p r/ m 11 Pµe a Nolo: LOS only provided for critical movemRnn. -:raa.�•airair. SIGNALIZED UNSIGNALIZED UNSIGNALIZED � O / LOS=9�B)" �,�a O .c�2O INTERSECTION 0 INTERSECTION Q INT F UR 14 INTER TION �a� °® ��. s 12 105 RAMP DIVERGE LOS- B (B) RAMP MERGE O LOS= C (CJ FU E f INTER ON NIA �F RAMP C() LOS=yy LOS= C (C) _ y t m0 ii 111 RAMP DIVERGE GREENWAY ENGINEERING, Gra stone office & Industrial Park 'S1 � �'Hm� �` FIGURE 3 chccier. 540) 22602 £..�ir�sm.S.M T FAX: (540) Existing (2008) Lane Geometry & LOS a e� jms �+�* FW�� (540) 722-9528 Project # 2760GC Table l Graystane lushness Park Levels of 4c 7-s ice, Dcl;ky and Back of Queue (95°l0:) Resiilt,^c Existing Conditions inn e5wntt,taaNi. dl .:3MWrIwrW9�L+: LclF TZisR. &;15iNd Graystone Office & Industrial Park - Trak Impact Study IOREENWAY -ENGINEERINO File Number: 2760GC August 24, 2009 Page 9 Exis>gug L'6udNfalls _ __ Ldexsexlixn - LOS A1lIFe61: Stcdnr Ctepmp (h—) . (m trel) F'bi Fea4: f#asr DA*— ` Qaese. IAS x) (Ia feet? SWI: TLti It... It AB: Parrlcr iaee 51{: CYo+eu Lie Trriiif CenlraL• S)p:aiiaatlaa Ih48 ,i 4.. IS7a Flo LOS A B W" c 23S. : I'* 8 fi 34 , 168 RST A. 43, S -S R 13.=. '; 1338 R'�8. A 7 a. 4 P f� �A RA LOS A. _ .••_•<8�••® 7:F1'L78 C h'$ LOS 7_" 448 U 49x. Sia SA LOS c - F OYBRAXL E$'%%: US Rewe It S&'A`NU.—Rm6 i�$;Amar:Lally Tl W, c -1-h sk.A.A.. ED& 8 _ ... �6s. 1998 F III ,x 3t EII'm LSx s78 C _3s7 3e. 3TS8 rN LOS C t1 �— RI�?a, F 44 s. I7tGa F a -s. 121s7 Rif C 33a Qrr'8 £ M,, ; 6a67t R'&R S¢:56a WALOS c 6 A'IYL7& F 43f. 114.$ F fare, i Lt4a 1.'6 LOS F F S&i, F 917. :.si.a 1: 1 "4s x, 471 it ffBriR R S$ LOS A $ OXIMALL V F ER nB: T'S Rale It Trafl)c t'ewrel: Si¢aalixwixt ERT A 3u Ilia v A t,.. i68 h _ ._i.._.rk._... ESLOX A .-,..BiF A R'$1. A Ix 5a A 6x.. i 3")A IY'K'i' A ds -33a A 1 c, D8 RA IAS A _ i,. SIM -1 F 'i6 r_ 368 A Z:a i :{Q4i MR A 1nr. 88 A Ie- )fit S$ LOS A 1. EII\Y$:.I`SR w.11 R:A: 7.81 hB Off Ramp Trnf,S, (': 'M-AF..iea .m`r A 7ak 1771 It A R z 433 a F`.HT.O,CA A RA±I" A la. 1671 D 14a. 1 7&`a R_ R Mm $ R I-WX C- 32 137$ AI&IIL a1 5:.. -I68 C :.l s, i I=Yfl 3v7t IA* c 77 ONTRAI;L; $ $ E81Y',R: I'S Rewe 11. _'*B'SE� Reit Rlat Rd7-S1 NR 1ln.Rawp TI.M,C F -I: Skwdizaf— ML A 6a ?Sa c 14r 's 22'0 E&T A 7 s. 61 A I. 33 5 FB'R A i s. 4a A "tm A_ A WRT A Y 1 18 A ..,.. 6e, 7$ Y4V;S si. '- 39a A ?t '2b IF1SA A 1 ? 10 A h4 IUR c 737. 1 -it 11$ LOS c F OVERALL. A $ KRIM I'S R-1.11 bA: S.—An, I%Mge M, -d S$: bf.*I 11ti1Tee7 Town,. Cm 161: mgo"rz.aiwi. En_ B m- nt S -, 33 -a _ ±p £Felt A J. of A- I .- E$ TADS A A _ sL C 34 x. 2A D � a)i z. ._. if T 7R A 3 x- V to 439 R L c J,., ti & F 49. ? 8 T A IS, Oti x Iz. 69 B A 4e. 9ia .a 4x. P8 OS34€. ( 1.A Ar EASe'r A 3 x. @ a V 44 ;:: M a R A 1,.� as a 13x;OS A c IL $ F.$ RB: US Rewe. tt SA: II;,AIA.S11e Rdw —Y TYafac Gan11a1: S/ep Si1m . A ._ ..._A F1tgy ZT+J4.3;A 1«`A i I+A S N A A:A r DIA I K;A AICA. 2i A N A r N -A - AWR —EA—L A'oi Ai, , ,_� 1s 1 : NA - �- �� R$LtAS VIA A 4 Stk'L :A .73 x I 11a R 1 12. RTI: Ofd Owl,, T-oan Road NR SR: LLS Rewe. 11 Traffic V—..h So.., Sig. RA LOS $ H F.'B:T NT?,9 )'ifA 1=.r1. 7&rA 14-A i H?A NB.rR bLA RA K A, WA MICA '. N,A NB LOS 76�> l±t.A MIL A V. At A AWx. lit WT NFA N1- MiA so LAW R:A JNA inn e5wntt,taaNi. dl .:3MWrIwrW9�L+: LclF TZisR. &;15iNd Graystone Office & Industrial Park - Trak Impact Study IOREENWAY -ENGINEERINO File Number: 2760GC August 24, 2009 Page 9 PHASE I TRAFFIC ANALYSES (2015) The proposed Phase 1 development is to include 680,000 square feet of General Office Research & Development and 220,000 square feet of Manufacturing / Warehousing with access provided via the intersection of US Route 11/Snowden Bridge Boulevard. Phase 1 is be built - out by Year 2015. 2015 BACKGROUND CONDITIONS In order to detennine the 2015 background traffic conditions, Greenway Engineering increased the existing traffic volumes, shown in Figure 2, using a rate of 0.5% per year through Year 2015. Additionally, all trips relating to specific future "other developments" located within the vicinity of the site were incorporated. Greenway Engineering has provided Table 2 to summarize the 2015 "other developments" trip generation. Per the VDOT/County approved scoping document, Greenway Engineering utilized the following sources for establishing 2015 background trip generation: 1) the 7th Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report was utilized for Bishop -Amari, Rutherford Crossing (remaining parcel only), Adams Commercial and Easy Living Associates Commercial Property; 2) VDOT residential rates were applied to the Snowden Bridge development; and 3) Rates derived from a trip generation study (by Greenway Engineering) perfonned for the Fort Collier Industrial Park (approved by VDOT/County) were increased by 15% and applied to the North Stephenson Tract (Omps Property) development. The Fort Collier Industrial Park Trip Generation Study is provided in the Appendix section of this Study. Figure 4 shows the 2015 background weekday ADT and AM/PM peak hour traffic volumes at each of the key locations identified within the study area. Figure 5 shows the corresponding 2015 background lane geometry and weekday AM/PM peak hour levels of service results. All Synchro and HCS+ levels of service worksheets are included in the Appendix section of this Report. Graysione Office & Industrial Park - Traffic Impact Study GREENWAY MGMEERINGi File Number: 2760GC August 24, 2009 Page 10 Table 2 2015 Background "Other Developments" Trip Generation Summary ' Trips are based upon rates derived ti-om "actual" traffic counts conducted at a sinular- site., These rates were increased by 15% per Scopic Forret. Grapstone Office & Industrial Park - Traffic Impact Study GRSENWAY ENGINEEMNGi, File Number: 2760GC August 24, 2009 Page I 1 AAl Peak Hour PM Peal: Hon Code Lund Use amount ADT in Out Total In Out Total North Stephenson Tract (Omps Property) Liedhldustial 400,000 SF 57 45 103 36 63 100 1,331 Sub -Total 57 45 103 36 63 100 1,381 10% reduction , for trips interacting with Rutherford Crossing 6 5 10 4 6 10 138 Total Trips 52 41 93 33 S 90 1,243 Snowden Bridge (Formerly Stephenson tillage) 210 Single-RunilyDetached 144 units 28 83 110 94 55 149 1.439 220 Aparirnent(80%t7D0T+20?u1TE220) 27 runts 4 16 20 25 14 33 359. 230 ToNvnhouse-Coudo (80% VDOT+20%rM 220) 29 units 4 16 20 16 9 25 246 Total "New" Trips 36 114 150 134 212 2.044 Bishop -Amari Parcels (Route 1 V014 Charlestown Roam 314 Specialty Retail 15,000 SF 31 20 50 25 32 57 679 853 C6rrven.Martiv;punyrs 16pmnps 137 137 275 154 154 308 8,682 932 H-TRestaurant 5.000 SF 30 23 58 33 21 55 6366 Sub -total 198 135 382 212 207 420 9,99:' Pass -by Trips 40% (Code 853) 55 55 110 62 62 1233, 473 Total "New" Trips 143 130 273 151 146 297 6,524 Rutherford Crossings (Remaining Development) 850 Crocer v Store 50,000 SF 114 73 187 275 264 539 4,739 Total "New" Trip 114 73 187 275 264 539 4.739 Ad-uns Commercial 150 W n-ehousing 120,000 nuts 73 17 95 19 57 75 792 151 Self-service Storage 140,000 units 12 9 21 18 17 35 334 710 Office 120,000 units 191 26 217 36 1-f7 213 1,535 812 Buildin_liunber Store 25,000 SF 44 21 65 59 67 126 1,024 860 `N110lesale Mar4tet 150,000 stud- 41 34 75 14 17 32 1,010 Total 366 107 473 146 334 481 4,695 Easy Living Associates Connercial Property 151 Self -Service Sto-ase 35,000 SF 3 2 5 4 4 8 82 710 Office 35,000 SF 71 10 81 20 98 118 594 820 Retail 45,000 SF 59 38 97 177 192 370 4,041 353 Couven.Mart v0ptntps 16pumrps 137 137 275 154 154 308 8,632 934 Fast Food wi DT 5,000 SF 135 130 266 90 83 173 2.491 Sub -TOGA 406 317 723 446 531 977 15,880 Pass -by Trips 25%(Code 820) 12 12 24 46 46 92 1A10 Pass -by Trips 40% (Code 853) 55 55 110 62 62 123 3.473 Pass -by Trips 40% (Code -93 4) 53 53 106 35 35 69 992 Total Pass -by Trips 120 120 240 142 142 285 5,475 Total "New" Trip. 286 197 483 1 303 389 692 10.405 ' Trips are based upon rates derived ti-om "actual" traffic counts conducted at a sinular- site., These rates were increased by 15% per Scopic Forret. Grapstone Office & Industrial Park - Traffic Impact Study GRSENWAY ENGINEEMNGi, File Number: 2760GC August 24, 2009 Page I 1 i��.C.�iR 3'�'✓s]Fi�:` � rii-3uYT ��rtlSGffi1'f�}- - F END INTERSECTION# 1 �d4AM PEAK HOUR (PM PEAK HOUR) q'+ u�yb 4104 DENOTES WEEKDAY AVERAGE DAl1Y TRIPS (ADT) �p`� Ol �C9 � I N V n ����1A9'��9cfll ~�, ✓-yup _ ��� �' � � �Tsb� �f E ►�.`.4T' 1��0�111 L m tkV\� ti1 mo 11 5W[[��'�" �THj1.`�1� T' M1l m 1A3'4l Zm NO,Et',lbtil��p31 �e t is '4001 X091 m >; 311 baY q11,� ko Piµ 11 H7 Me�sS sJ/ 69�1Jc Q® NsSbJ Pkg !°�e�ssb, �101A�� *owl O��� 0. f�1 ,41104��� J Q��e R�zs bl,,Au�l'1� e ��� �'Y � Q�0 'uVJ3 a•`L�,� Arg5,9e�`ssv •r�'%p � Jc�1VJL 6'i -fly, �'�8� B rJlIg 11 lAbry,ry m� 11 lq y� �° ,tiroti1ro A. o �a 4, PNIA v GREEkWAY ENGINEERING,,.Graystone Office & Industrial Park FIGURE 4 A47Windy Hill Lane W157 _h -s ,, Yagi�da 22602 F„g—g�, Tc FAX., 540)0j-952885 2015 Background Trak Conditions Project # 2760GC .11 F-dld L. Sw4ss FAX., (540) 722-9528 Fowdrd in 1971 pis =C(C) SB=D(F) %tel SIGNALIZED 8r SIGNALIZED �,j INTERSECTION LOS= A (B) INTERSECTION LOS= B (B) l LEGEND -`^ SIGNALIZED INTERSECTION OI (� INTERSECTIONOKI LANE CONFIGURATIONS Pik � �� R°sd rO 5b � �':{• TRAFFIC SIGNALcs,""`.1 d Ks SIGNALIZED 2y1m INTERSECTION RTERIAL LOS 105= B (C) N�� G isilll m ® STOP SIGN Q UNSIGNALLZED INTERSECTION Right INOuf S NB -A (Iu Only m UNSIGNALMED INTERSECTION � RightyOut � SB = D (G) a A (A) AM PEAK HOUR (PM PEAK HOUR) � Si 6 fl'8��M1 !F DENOTES UNSIGNALIZED CRITICAL MOVEMENT d 'Ealy R� INTERSECTION �0 .cam UNS)GNALIZEDSIGNALIZED D SIGNALIZED vrf FQ % RAMP MERGE I LOS= C (C) ick J RAMP DNERC INTERSECTION DENOTES FREE RIGHT -TURN/// �y LOS= A (B) J ARTERIAL LOS DEMOTES CHANNELIZED RIGHT -TURN rNB = B (0) 2-."t SB AIB) pis =C(C) SB=D(F) %tel SIGNALIZED 8r SIGNALIZED �,j INTERSECTION LOS= A (B) INTERSECTION LOS= B (B) l P —� SIGNALIZED INTERSECTION dye Pik � GIMP eb V 5b � d Ks SIGNALIZED 2y1m INTERSECTION �,� 'bp�y _ 5"A 105= B (C) N�� G isilll m r Z SIGNALIZED p �r-��$� Q UNSIGNALLZED INTERSECTION Right INOuf INTERSECTION L..0 LOS=A(C) Only m UNSIGNALMED INTERSECTION � RightyOut � only 11 a NIP GGA M Note: LOS only provided for crilicsi movemenfs. � Si 6 fl'8��M1 Nota: LOS only provided for crflfcel movements. RAMP DIVERGE LOS= B (B) RAMP MERGE R� INTERSECTION �0 .cam UNS)GNALIZEDSIGNALIZED LOS= C (C) m 0 FQ % RAMP MERGE I LOS= C (C) ick J RAMP DNERC GREENwENGINEERING, �NGy nj��yu Gray. Nrnse, Vuginia22602 stone Office & Industrial Park FIGURE Tp(°985Fss u528 2015 Background Lane Geometry & LOS Pro;e 2�so�� ,Wrd m 1971 wwn•greenwayw.ng.ewn ll m . 0 M SITE —� SIGNALIZED INTERSECTION LOS- D (E) 5b � d SITE N�� G isilll m Z SIGNALIZED p �r-��$� Q UNSIGNALLZED INTERSECTION Right INOuf INTERSECTION L..0 LOS=A(C) Only m � A- m 11, NIP GGA M 5u° p`µe Si 6 fl'8��M1 Nota: LOS only provided for crflfcel movements. R� INTERSECTION �0 .cam UNS)GNALIZEDSIGNALIZED e e INTERSECTION e(. LOS—B(C) )j ick J GREENwENGINEERING, �NGy nj��yu Gray. Nrnse, Vuginia22602 stone Office & Industrial Park FIGURE Tp(°985Fss u528 2015 Background Lane Geometry & LOS Pro;e 2�so�� ,Wrd m 1971 wwn•greenwayw.ng.ewn PHASE I TRIP GENERATION Per the VDOT/County approved scoping document, Greenway Engineering determined the number of trips entering and exiting the site using rates derived from trip generation studies (increased by 15%) performed for the following existing developments: 1) "Avion Business Park" located in Fairfax County, Virginia and 2) "Fort Collier Industrial Park" located in Frederick County, Virginia. Table 3 is provided to summarize the total trip generation associated with Phase 1 of the Graystone Office & Industrial Park. The Avion Business Park Trip Generation Study and the Fort Collier Industrial Park Trip Generation Study are provided in the Appendix section of this Report. Table 3 Proposed Development: Graystone Office & Industrial Park Phase 1 Trip Generation Summary Code Land Use Amount In AM Peak Hour Out Total In PM Peak Hour Out Total ADT Office / R&D * 680,000 SF 301 27 328 49 228 277 3,257 Manufacturing /Warehousing * 220,000 SF 32 25 57 20 35 55 760 Sub -Total 332 52 385 69 262 332 4,016 10% reduction for trips interacting with Rutherford Crossing 33 5 38 7 26 33 402 Total Trips 299 47 346 62 236 298 3,615 - I rips are oasea upon rates oenveu rrom actuar trautc counts conouctea at a similar sites., t nese rates were mcreasea by I M/o per Scoping Yonn, PHASE I TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the roadway network surrounding the proposed site. Per the VDOT/County approved scoping document, Greenway Engineering utilized the trip distribution percentages shown in Figure 6 to assign the proposed Graystone Office & Industrial Park Phase 1 development trips (Table 3) throughout the study area roadway network. Figure 7 shows the development -generated weekday ADT and AM/PM peak hour trip assignments. PHASE 1 (2015) BUILD -OUT CONDITIONS The Phase 1 Graystone Office & Industrial Park assigned trips (Figure 7) were added to the 2015 background traffic volumes (Figure 4) to obtain 2015 build -out conditions. Figure 8 shows the 2015 Phase 1 build -out weekday ADT and AM/PM peak hour traffic volumes at each of the key locations identified within the study area. Figure 9 shows the corresponding build- out lane geometry and weekday AM/PM peak hour levels of service results. All Synchro and HCS+ levels of service worksheets are included in the Appendix section of this Report. Greenway Engineering has provided Table 1 to show the 2015 background and Phase 1 build -out levels of service, vehicle delay as well as the 95th percentile back of queue, by lane group/approach, for each of the study area intersections. �y Graystone Office & Industrial Park - Traffic Impact Study t 1rmENWAY EPAGINEERING File Number: 2760GC August 24, 2009 Page 14 Note: 10% of Graystone Office & Industrial Park trips would be distributed to/from Rutherford Crossing via Snowden Bridge Blvd Merchant Street at Route 11. The percentages shown on this figure are based upon the remaining development (90%). * Includes 10% trips to/from the Snowden Bridge Residential Development GREENWAY ENGINEERING,yr.. 157W-dyHOlL--e Graystone Office & Industrial Park FIGURE 6 W heeler, Vh-#n!. 22602 —.-.— gh.�..e,sn�nrs TekAX(.:0)722.9528 Phase 1 Tri Distribution Percentages Project # 2760GC .f F mr s71 FAX(.540) 7239528 n Fovu6N in 1471 �nvlatgreen )r g. com - !� LEGEND INTERSECTION # X (Y) AM PEAK HOUR (P)W PEAK HOUR) -A 100 DENOTES WEEKDAYAVERAGEDAILY TRIPS(ADT) ro, 5 0 (D SITE SITE D 101 J LN O @ Oo A r T 0 q1 5e p5lnry� �"e o'y ti, � � s`}' c Ae of Qul 4 a r6'o133ae�o'@ N 2 p �, o 6?J (28)1331r� ti „cy \ (42)199 GREENWAY ENGINEERING, INC. - - 151W..y,NWL— Graystone Office & Industrial Park {N—h-t"' FIGURE 7 Yginin 22602 Eqg--Sunepn Tel AX (.: 0)7229528 5 Phase 9 Development Generated Trips Project # 2760GC d Envoon de 79mJe<s F.4X.-(540)722-9528 FeuMrd In 7971 www.g�emwayegg.mm LEGEND Qt MTERSE X (Y) AM PEAK 1DD DENOTE 0 m\�■f,3���y°A1 g91ga��� m � ✓ ll r,Da� `� ✓ 11a5��yly6sA� f I g 5 z y5gl o>> . �ti� ;!� l pke Ma 4 11y9s1l1o�t s1.00 a � m 161 0) ■ eBi � �Srrowd 4 �� 62 (28)133 i f `bQ�`oF6 (42)199 a m ■..w�.�-sem _ _ - ■�� GREENWAY ENGINEERING, �■� Graystone Office & Industrial Park rslWH..2FIGURE 8 W hum, Mg..222602 E_11—n go,.�„„ Tell AX(.:0)7229528 T 2095 Phase 1 Build -out Traffic Conditions Project#2760GC .F' v..W iu)971 or FAX (540) 722-9528 Fwndad in 7971 MnVro.Bi=enx'%enB.Cam 1 i� 11 lyo�,�ldj a N � m O G m e 5 z y5gl o>> . �ti� ;!� l pke Ma 4 11y9s1l1o�t s1.00 a � m 161 0) ■ eBi � �Srrowd 4 �� 62 (28)133 i f `bQ�`oF6 (42)199 a m ■..w�.�-sem _ _ - ■�� GREENWAY ENGINEERING, �■� Graystone Office & Industrial Park rslWH..2FIGURE 8 W hum, Mg..222602 E_11—n go,.�„„ Tell AX(.:0)7229528 T 2095 Phase 1 Build -out Traffic Conditions Project#2760GC .F' v..W iu)971 or FAX (540) 722-9528 Fwndad in 7971 MnVro.Bi=enx'%enB.Cam Nn=V SB=D OSIGNALIZED 8� INTERSECTION SIGNALIZED to INTERSECTION m LOS=A (B) LOS= B (B) INTERSECTION S ��Al 11 rLE�GEND LANE CONFIGURATIONS �if TRAFFIC SIGNAL e STOP SIGN m A (A) AM PEAK HOUR (PM PEAK HOUR) C)p v v SIGNALIZED 9 Piµe �§ye INTERSECTION �i *DENOTES UNSIGNALIZED CRITICAL MOVEMENT drfy ' IN7E Right ht ordo tY Onjy I.J. 11 X14 � od,� eDENOTES FREE RIGHT -TURN Note; LOS only provided for crRleal movements. DENOTES CHANNELIZED RIGHT-TURN�' ARTERIAL LOS NB --C(0) �Pp L Nn=V SB=D OSIGNALIZED 8� INTERSECTION SIGNALIZED to INTERSECTION m LOS=A (B) LOS= B (B) �P�l 11 ��Al 11 Plµe E m 3 b C)p v v SIGNALIZED 9 Piµe �§ye INTERSECTION �i LOS- B (C) J� A �, rEUNSIGNALLZED T'J IN7E Right ht ordo tY Onjy I.J. 11 X14 � od,� Note; LOS only provided for crRleal movements. RAMP DIVERGE LOS= B (B) RAMP MERGE O LOS= C (C) m 0 v Fa m a RAMP MERGE LOS- C (C) o C, RAMP DIVERG LOS= C (d) .fit lb )�Ck$ad To � 4` Ro v RTERIAL LOS NB -A (A) SS - D fC) 11 �r n.rsn+rrso SIGNALIZED INTERSECTION INTETERSECTION hsy LOS=A (C) c� ✓n 11 `� D'ESSf4- INTERSECTION IGNALIZEp LOS= D (F) flµe Sroinu � 11 SSITE m Qm ® UNSIGNAWED 7- INTERSECTION SIGNALIZED m �$� Right fn/Oat INTERSECTION P Only LOS= A (B) a 8 M0'c`P ���j�✓, Note: LOS only provided for critical movements. O,i+ UNSIGNALIZED Q�,a F'I{q INTERSECTION a a , Qy �Q IGNALIZED INTERSECTION LOS= B (C) vlJi/ k f� sT���o• UNSIGNAL/ZED UNSIGNALIZED INTERSECTION w 2 INTERSECTION q a�A(A)' ® S[In�o�wden Bdd Bwd i E) � Lr✓ r�r _. mower GREENWAY ]ENGINEERING,..,,- ISI W+ndy Hal U— Graystone Office & Industrial Park W—hr w,, Yup— 22602 FIGURE jpry TeF,4X- MO)722-052185 2015 Phase 1 Build -out Lane Geometry & LOS Project#2760G( �.u,�rwat Smug Fi]X• (500) 722-9528 Mad in 1971 w'nv given 7rng— Table 4 Cruistone Biwsittess Park Levds of SeMce, Delm- and Back of Queue (95%) Resulft 2015 Mase I Background and Build -out Conditions F— I 111...8 I U-1 —... Baiiaetafsa AAS P.mkTHa LSP' T— L85FMT.&.B��!2ugc j=10t4) AMP.---R— . LosDn Q 4rx— 1-. TI.M. C—L Sto-At-i- V 30 X-.— x .2% A sx 2148 FRI" A B A vorL c D-'46, 1611 D d9z 228 —a 268. lit4 A 5x 564 bod NI)I,Ift c 1 is. its D SS s, a M 42E D 39. A'* ?aws c MI:M C 274 1 lot 249 48h - 8R JGS IT - CINT-RAIX A ER'R'S: MA -,-IJ SUZU'.11—k-d MAz A-- L.- EBi F 86x. UI t F F 1 143.1 264* IT59 IX B 17x 2614 C 21 R. 7538 B 15x 1312 B 19. Ing is WS — — 6f'D 48r 121.4 T3 a7x 864 WIr i; M m's v Sx.. 8372 F F2S R. 834'8 <x lot A 4 k AIL A Ss 516 U'B LAS b v ]xR—LTX D SZ. 1242 F 152., j 2149 ID SZ.. 1246 F j 118. 1 1.929 No Mas I D loo 1-f A 9x 10VIRALT.1 24 SS L"A 304 F D. ........ . B F c F —34 ERI'MrsR.M.11 SU., Sax so Ru �*. EVIT A as v s. f 5918 A 57H99 ERM A 3 A 1. 65 A --I 7177171 ED LDS A B A -V.1a. 3i1 11 D 39c, 3$94 0 D 17s t. 3914 A , 511 A, 44 MA VMIM A. a A MMT 3" A SELOS A (wERALI, I A D T -M Efvr A 10. 3745 A Sx 4 fail[ 'A 96* ED LOS A A A WRIT A 2- *M5 MA A 2v UJI A 4. U% LOS A A A A NO& D r, S 3958 V 43., :9048 D 3t iot D 40& I -To 447 x 361 ,aim c MURAISR- 31 Nit SU: R.'a Nil T -M, ERIE a 11 86t P 51a Mfi M -Ir A 2iC 5�,O AI�I '6* A t EM 10Ii. 45 . ...... .A rB LOS A, B A B %St A 1.8 B 15. 86 A i.€. i 8 B 14. v4VT $6A 164 2 1 A A X* A J.. Oft A i3a WE UM A A D 3-x E . c 1 .33 o MOM i c 8 C r r8A%'ttVSR-i.Aj 5B;�; Mk- ,J,�su- T - M EDIT, ing c 2WA 7 A i A -0 A 9. 128g--7:k�,: 1919 A 16 14 - Nk RL,03 a UWL 1) 1) 1991,2 P. 30. 1xD 45r 46., 29,f, ZVI- Z14- :1. Me 3070 IMIR A 3. St A A 3x, ZIA A.tk NMLIDS D c c c jfr! L D D i j x. 1811 Mm B IT4 is* 256 B 14x. 388 g i6x 40* hat LOS Sam D 1 40, ISA E 56, 1 1019 D A' a D 51 NO YRT D jax rk 44 1 its D 4 + SWK B 35 - B 7x4 c c 114 11 A 10, NA MA r"v L=08 A A N.A MA NA iFiA W A -4MA X 4� KIA HIA W. RA 14" A 4A NA WA J, WA MMIKJS Nv N,t MA, 190, SWIL WU j MA RA tA 58 Log c c "'St old CIMt. T."Ik P..d SU: VS p...t. T1 'fWAU (4 28"a C 224,219 A 4z ZZA A 34 r: 422 B E MT b 14k to # B 15 dwft D 16, 18"1 . ... ... NRIX S&L 1510 R 1I& 919 F Sj,, iqs _24h B R I c GREENWAY ENGINEERINO VF Eb - F-A—A RR -VAb..d, NR S.*A-4 p- p .qW Graystone Qf&ce & Industrial Park - Traffic Impact StuJly File Number: 2760GC August 24, 2009 Page 19 PRASE 2 TRAFFIC: ANALYSES (2022) The proposed Phase 2 development is to include 1,130,000 square feet of General Office / Research & Development and 370,000 square feet of Manufacturing- / Warehousing with access provided via the intersection of US Route 11/Snowden Bridge Boulevard. Phase 2 is be built -out by Year 2022. 2022 BACKGROUND CONDITIONS In order to detennine the 2022 background traffic conditions, Greenway Engineering increased the existing traffic volumes, shown in Figure 2, using a rate of 0.5% per year through Year 2022. Additionally, all trips relating to specific future "other developments" located within the vicinity of the site were incorporated. Greenway Engineering has provided Table 5 LO summarize the 2022 "other developments" trip generation. Per -the VDOT/County approved scoping document, Greenway Engineering utilized the following sources for establishing 2022 background trip generation: 1) the 7th Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report was utilized for Bishop-Ainari, Rutherford Crossing (remaining parcel only), Adams Commercial and Easy Living Associates Commercial Property; 2) VDOT residential rates were applied to the Snowden Bridge development; and 3) Rates derived from a trip generation study (by Greenway Engineering) performed for the Fort Collier Industrial Park (approved by VDOT/County) were increased by 15% and applied to the North Stephenson Tract (Omps Property) development. The 17ort Collier Industrial Park Trip Generation Study is provided in the Appendix section of this Study. Note: Per the VDOT/County approved scoping document, Greenway Engineering has assumed the relocation of the I-81 northbound off -ramp to intersect with US Route 11 opposite the existing I-81 northbound on-ramp. In coordination with this improvement, Red Bud Road trips would be re-routed to Snowden Bridge Boulevard via the North Stephenson Tract (Oinps). Figure 10 shows the 2022 background weekday ADT and AM/PM peak hour traffic volumes at each of the key locations identified within the study area. Figure 11 shows the corresponding 2022 background lane geometry and weekday AM/PM peak hour levels of service results. All Synchro and HCS+ levels of service worksheets are included in the Appendix section of this Report. Graystone Office & Industrial Park - Traffic Impact Study :�Y E�i#�N]rER�i File Number: 2760GC August 24, 2009 Page 20 Table 5 2022 Background "Other Developments" Trip Generation Summary Cade Land Use Arnotmt A114 Peril: Hom' PAI Pend, Hour ADT In Out Total Lt Out Total North Stephenson Tract (Omps Property) Li, it Indtctrial * S00,000 SF 115 91 206 73 136 199 27,62 Sub -Total 115 91 206 ?3 126 199 2,762 10% reduction for trips interacting with Rutherford Crossing 11 9 21 7 13 20 276 Total Trips 103 82 185 65 114 179 1486 Snowden Bridge (Formerly Stephenson Village) 210 Sinsle-FavnilyDeraehed 288mtits 53 158 211 1'103 278 2.$77 220 Aparhuent (804o VD0T+209 61TE 220) 54 units 8 28 36 38 21 59 569 230 Toiv7iltouse/Condo (80% VDOT+_04o1'I'E 220) 58 tmits 8 30 38 31 17 48 481 Tota "New" Trips 69 21? 286 244 141 385 3,927 Bishop -Amari Parcels (Route 11LOld Charlestown Road) 814 Specialty Retail 15,000 SF 31 20 50 25 32 57 639 853 Conven.Mail w',lnunps 16pmnps 137 137 2%5 154 154 308 3,682 932 H-TRestanrant 5,000 SF 30 28 58 33 21 55 636 Sub -tots) 198 185 382 212 207 420 9,997 Pass -by Trips 40% (Code 853) 55 55 110 62 62 123 3,473 Total"New" Trips 143 130 273 151 146 297 6,524 Rutherford Crossiags (Remaining Development) 850 Grocery Store 50,000 SF 114 73 187 275 264 539 4.739 Total "Neer' Trip. 114 73 187 275 264 539 4,739 Adams Commercial 150 Wa ehousins 130,000 touts -s 17 95 19 57 ?5 792 151 Self -Service Storage 140,000 mriL, 12 9 21 18 1' 35 334 710 Office IM000tmits 191 26 217 36 1',7 213 1,535 812 Buildino.1Ltmuber Store 25,000 SF 44 21 65 59 67 126 L024 860 IN%ole ale Market 150,000 shad 41 34 75 14 1' 32 1,010 Total 366 IV 4-3 146 334 481 4,695 Easy Living Associates Cormnercia Property 151 Self -Service Storage 35,000 SF 3 2 5 4 4 3 $2 710 Office 35,000 SF1 10 Sl 20 98 118 594 920 Retail 45,000 SF 59 38 97 177 192 370 4,041 853 Conven. h-Iart'M+,Imt1)S 161)mtyrs 137 137 275 154 153 308 8,682 934 Fast Food w/ DT 5,000 SF 135 130 266 90 83 173 2 481 SnL-T01171 406 317 723 446 531 977 15,880 Pass -by Trips 25%(Code 82 0) 12 12 24 46 46 92 1,010 Pass -by Trips 40Y. (Code 853) 55 55 110 62 62 123 3,473 Pass -by Trips 40% (Code 934) 53 53 106 35 35 69 992 Total Pass -by Trips 120 120 240 142 142 285 5,475 Tot "New" Ttip, 286 197 483 1 303 389 692 10,405 Y rips are W -wed 111)011 rates derived trom "actual" trathc cotmta conducted at a similar site., Tlrese rates were uucreased by 15% per Scoping Fotm- Graysione Office & Industrial Park - Traffic Impact Study GRIE M INGINEEMNO File Number: 2760GC August 24, 2-009 Page 21 LEGEND 01 INTERSECTION# X(Y) AM PEAK HOUR (PM PEAK HOUR) 100 DENOTES WEEKDAY AVERAGE DAILY TRIPS (ADT) F a r. � �r�3P3�5g51yp�'11 11 ly sad lip �J J SSIT.� < �,y, a r- � vayp19'IlS�y) I03 m �$ �11��ro� Ppe � 9i�51 ,bpl P1R' 3 11 REL QC D � � ? �. iOO xe _ IN ECTION c r _ M9�,r5e 11�VO9311^4 ` o Ma 11 ��y�til�� �9✓ 11 ,� 3d' J. 3 Q rs� 10-Ot re I r21 r9J��s � \�' �� M rfJa `1 0 01IA vv,o� k0 x b a � @ a rr99Jf e�O' o� O 3 r NIA fa ° 5 o� o `� 0 GREENwAY ENGINEERING,lxw Gra stone Once & Industrial Park FIGURE Wvmchestn, Y�ginia 22602 SITE 70 I03 m �$ �11��ro� Ppe � 9i�51 ,bpl P1R' 3 11 REL QC D � � ? �. iOO xe _ IN ECTION c r _ M9�,r5e 11�VO9311^4 ` o Ma 11 ��y�til�� �9✓ 11 ,� 3d' J. 3 Q rs� 10-Ot re I r21 r9J��s � \�' �� M rfJa `1 0 01IA vv,o� k0 x b a � @ a rr99Jf e�O' o� O 3 r NIA fa ° 5 o� o `� 0 GREENwAY ENGINEERING,lxw Gra stone Once & Industrial Park FIGURE Wvmchestn, Y�ginia 22602 ' 70 F',B,M�Sn„�y,,, Te FAX(:: O -952862 5 atonmatctsmzc FAX (Sa0) 722-9528 2022 Background Traffic Conditions Project # 2760GC F—dM k 1971 —9--' -8 LEGEND Se INTERSECTIONS LANE CONFIGURATIONS TRAFFIC SIGNALroo STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR) 1 DENOTES UNSIGNALIZED CRITICAL MOVEMENT J DENOTES FREE RIGHT -TURN I ekby DENOTES CHANNELIZED RIGHT -TURN I J ARTERIAL TRIA LLOS Opp 9 Q SIGNALIZED 1NTERSECTION LOS=A(C) ARTERIA!Lj S �p O ITE �$lp NB - C C O d�bOO 1 SB=C(F) A .S SIGNALIZED C~O 1� ?• INTERSECTION q LOS= D (I) p}ge & 131 � yam, SITE (33 INTERSECTION �.±✓ O ® UNSIGNALIZED INTERSECTION m 105= A (B) - - SIGNALIZED o Right LWOW �� - t - INTERSECTION R �� Only p L(nP - LOS= B (D) a 11 REL OC D rLCf/� [rte 11 w IN EGTION �1Q� rhen�ybSl �� m� tAPo�9 11 ��/ Wo 'd piKe v Mope; LOS only provided for critical movement:. C) T UNSIGNALIZED Q �. INTERSECTION QCt- V_ "aX e SIGNALIZED l C SIGNALIZED(((����' �n r INTERSECTION 'l LLLSSS INTERSECTION thsA�P r \r",// s LOS= 8 (F) LOS= B (Cl �J\ UNSIGNALIZED `y (� ^ INTERSECTION vvv ® T only 1� 0§1 11 `ems � Q`o 11 Il Note: LOS only provided for critical movements. X1 13 1� - to RAMP DIVERGE s m a LOS= B (B) ' RAMP MERGE ]vj N/A QFC � RAMP MERGE LOS= C (C) �, RAMP DIVERG, LOS- C (B) p ��s I ale; LOS on ro tded for ,s t al muvrr.it,nlg GREENWAY ENGINEERING,..Graystone Office & Industrial Park FIGURE 11 151 Windy Hd(l.anc Wuirhes,o, Yulginia 226Q2 kk � T "«off=��85 2022 Background Lane Geometry & LOS Project # 2760GC F—ded i. 1971 Lreenwayegll � \ } fY JAL LOS D (C) Q SIGNALIZED 1NTERSECTION LOS=A(C) ARTERIA!Lj S �p O ITE �$lp NB - C C O d�bOO 1 SB=C(F) A .S SIGNALIZED C~O 1� ?• INTERSECTION q LOS= D (I) p}ge & 131 � yam, SITE (33 INTERSECTION �.±✓ O ® UNSIGNALIZED INTERSECTION m 105= A (B) - - SIGNALIZED o Right LWOW �� - t - INTERSECTION R �� Only p L(nP - LOS= B (D) a 11 REL OC D rLCf/� [rte 11 w IN EGTION �1Q� rhen�ybSl �� m� tAPo�9 11 ��/ Wo 'd piKe v Mope; LOS only provided for critical movement:. C) T UNSIGNALIZED Q �. INTERSECTION QCt- V_ "aX e SIGNALIZED l C SIGNALIZED(((����' �n r INTERSECTION 'l LLLSSS INTERSECTION thsA�P r \r",// s LOS= 8 (F) LOS= B (Cl �J\ UNSIGNALIZED `y (� ^ INTERSECTION vvv ® T only 1� 0§1 11 `ems � Q`o 11 Il Note: LOS only provided for critical movements. X1 13 1� - to RAMP DIVERGE s m a LOS= B (B) ' RAMP MERGE ]vj N/A QFC � RAMP MERGE LOS= C (C) �, RAMP DIVERG, LOS- C (B) p ��s I ale; LOS on ro tded for ,s t al muvrr.it,nlg GREENWAY ENGINEERING,..Graystone Office & Industrial Park FIGURE 11 151 Windy Hd(l.anc Wuirhes,o, Yulginia 226Q2 kk � T "«off=��85 2022 Background Lane Geometry & LOS Project # 2760GC F—ded i. 1971 Lreenwayegll � PHASE 2 TRIP GENERATION Per the VDOT/County approved scoping document, Greenway Engineering determined the number of trips entering and exiting the site using rates derived from trip generation studies (increased by 15%) performed for the following existing developments: 1) "Avion Business Park" located in Fairfax County, Virginia and 2) "Fort Collier Industrial Park" located in Frederick County, Virginia. Table 6 is provided to summarize the total trip generation associated with Phase 2 of the Graystone Office & Industrial Park. The Avion Business Park Trip Generation Study and the Fort Collier Industrial Park Trip Generation Study are provided in the Appendix section of this Report. Table 6 Proposed Development: Graystone Office & Industrial Park Phase 2 Trip Generation Summary Code Land Use Amount In AM Peak Hour Out Total In PM Peak flour Out Total ADT Office/ R&D 1, 130,000 SF 500 45 545 82 378 460 5,412 Manufacturing/ Warehousing * 370,000 SF 53 42 95 34 58 92 1,278 Sub -Total 553 87 640 115 437 552 6,689 10% reduction far trips interacting with Rutherford Crossing 55 9 64 12 44 55 669 Total Trips 497 79 576 104 393 497 6,020 7 rips arc based upon rates derived from 'actual" Mille counts conducted at a similar sites_, 1 bese rates were increased by 15% per Scoping Form. PHASE 2 TRIP DISTRIBUTION AND TRIP ASSIGNMENT The distribution of trips was based upon local travel patterns for the roadway network surrounding the proposed site. Per the VDOT/County approved scoping document, Greenway Engineering utilized the trip distribution percentages shown in Figure 12 to assign the proposed Graystone Office & Industrial Park Phase 2 development trips (Table 6) throughout the study area roadway network. Figure 13 shows the development -generated weekday ADT and AM/PM peak hour trip assignments. PHASE 2 (2022) BUILD -OUT CONDITIONS The Phase 2 Graystone Office & Industrial Park assigned trips (Figure 13) were added to the 2022 background traffic volumes (Figure 10) to obtain 2022 build -out conditions. Figure 14 shows the 2022 Phase 2 build -out weekday ADT and AM/PM peak hour traffic volumes at each of the key locations identified within the study area. Figure 15 shows the corresponding build -out lane geometry and weekday AM/PM peak hour levels of service results. All Synchro and HCS+ levels of service worksheets are included in the Appendix section of this Report. Greenway Engineering has provided Table 7 to show the 2022 background and Phase 2 build -out levels of service, vehicle delay as well as the 95th percentile back of queue, by lane group/approach, for each of the study. area intersections. Graystone Office & Industrial Park - Traffic Impact Study GREE ENGINEMIN04 File Number: 2760GC August 24, 2009 Page 24 Note: 10% of Graystone Office & Industrial Park trips would be distributed to/from Rutherford Crossing via Snowden Bridge Blvd /Merchant Street at Route 11. The percentages shown on this * Includes 10% trips to/from the Snowden figure are based upon the remaining development (90%). Bridge Residential Development jotN GREENWAY ENGINEERING, RING, ���. Graystone Office & Industrial Pard( I51�1g�� FIGURE 12 Winchcuer, Virgrnu 22602 F T I-A (5 0) 7 -9.528 B5 Env:.o merud Sevku J:4X (540) 722A52B phase 2 Trip Distribution Percentages Project # 2760GC F'ourufrd N 197( mtm.greenMtlyPAg_cMn A I. _ .i6Ziii'[-�1 H-�«+.z'IAM1�ctiaa�•�!r4lnp� - .cl[�@®al���. -. � - '.a'..;3 n ,c.� YJC.nL �!i.,� a1v29cq• LEGEND gp3 0 INTERSECTION # XM AM PEAK HOUR (PM PEAK HOUR) 1Dp I DENOTES WEEKDAYAVERAGEDART TRIPS(ADT) tea; BOd o p5 01 N N REL Lll/ D 4 V IN. EGTION PtµB m �3 0 0 0 �g 4�Iwo, �edti- P�Kg 11 �T � dim 11 Eby}'L� 1 1 T9601 AL M 1�1 Avg u V � � m v� ,�o19a1 v*a a °0 Id i SITE I1 Ow "I � (ti61�1A . Z@ 6 091 a �1',`,0 nq �mPl• U 4 �r m tib 3 1 Q� 90 A 'T�•� �9'9(jj SIP e Snowden Bdd a Blvd �v e 1?j'� (46)227 t f 5 l.0 (69)332 ?sa GREENWAY ENGINEERING,.., I ] LunGraystone Office & Industrial Park 5 -he, Pft.a 2202 FIGURE M2 -41 c Sung TF,4X .540)7) -912B 5 Phase 2 Development -Generated Trips Project #2760 •nrd Senates F,9X,• (540) 722-952A ! ua 1971—8mmwaym&� LEGEND Oi INTERSECTION 9 XM AM PEAK HOUR (PM PEAK HOUR) Q` 1 Q6 DENOTES WEEKDAYAVERAGE DAILY TRIPS (ADT) eroo O 3� 1 0ti11�� nsp` 11 n SJ � ��q5 � "1"10411' SITE K a+ f7 Q r k A��1'-'Do 1 Ez SITE l�S �g8154 � () lcv0ti� y N ?11p�1p1,91 e�'p ♦A��,p'yp� PyKe ?`o o, Msz ! 1� v ~ 3 R>ELV�C L) � ' APO0 a IIVT ECTION No 006 e R® 1 e 1�L� 1bo1 Q,µ "4v t1l e d 1 Q y'Yti b�l '2,y�hry l sno ���r '�i�� 9�ryly'io' P�' Qyc�y qHyll� 16- IV cp �00 po ty�J �,,oar N @0 2 q y A r u s s m R Wilma GO) e t'jyD �1f2 u O o mMn 0(U) b• � J dh- ` MZt m J 8 41 tA Sn0(Wden Bno ' to ✓ o y(x Jy,'J (46)221 (6)6 o (69 32 o 22 GREENWAY ENGINEERING, Gra stone Office & Industrial Park FIGURE 74 IS7 WindyJh'OGane I� ho"' 540) 66 22602 _171M TF, 40; n 9 M� 2022 Phase 2 Build -out Trac Conditions Project # 2760GC F—dad 1x7971 �^��•S+ee^n8ran _ _ _ _. I'�^-•-x.a.Sh�l�c]Y11�'i��C+�6*�6'1®R.Y-�F_Y*�iii'W iiLLcP' AiCw� FA ND INTERSECTION# LANECONFIGURATIONS TRAFFIC SIGNAL r�J-:I" RTERIAL LOS ® STOP SIGNNB= A (B) _ A (A) AM PEAK HOUR (PM PEAK HOUR) SZ = E (C)I Z _ 7k DENOTES UNSIGNALIZED CRITICAL MOVEMENT ��erL. SIGNALIZED IWERSECTiON A DENOTES FREE RIGHT -TURN ��,p 9 LOS= A(C) DENOTES CHANNELIZED RIGHT -TURN I' ART RD(DEIAL � dOrbe AP f'c r�Fe�adr 7 'p � -�. ARTERIAL LOSae015 m SITE NB = C (C) q e al I, f j SB-C(F)PZ .b s Q9 C OSIGNALIZED C, 1+,."� 3- 100 1. INTERSECTION MOt p LOS-D(F) $ 1 1 0 SITE Cpl O+ SIGNALaLf) Q © UNSIGNALIZED m INTERSECTION Z INTERSECTION LOS= B (B) - SIGNALIZED o Right In/Out 3 ^ � 1�: INTERSECTION y��^ _N� � Only a z/-,�,✓// P 11 RELOD Los= B (D) � '/�L✓jr/�_�"' m C � 11 INT EC i IOIV 3 3 a +ras®sr + Note: LOS ony provided for critical movements. 0 O re ® UNSIGNALtZED Q E 'Qo INTERSECTION QCl-c� SIGNALIZED G� SIGNALIZED p_ pie /� INTERSECTION ,///� o�Fs INTERSECTION �L �8 �5b� +�6� LOS= C (� 1 VY( � 4 J � UNSJGNALIZED INTERSECTION T ip Right hdout a"'Ro�• 0* UNSIGNALIZED tf G) UNSIGNALIZED INTERSECTION y g INTERSEC770M a �N ®Snowden Brld Blvd •(A)A Ss� REEbwaY ENGINEERING, RIG, Jsz wiadrJiuI�„r Graystone Office & Industrial Park RI—hamr, t q.-12602 FIGURE " � r TcFAhon5t540) 0722-9_8 2022 Phase 2 Build -out Lane Geometry & LOS Project #2760G( FAX, (sao) rzz•9sza nded in 1971 WWW.gleenWayCrtg.COlrs Note: LOS only provided for arllical movements. 13 �oom IMP DIVERGE LOB- B m (B) ` RAMP MERGE LOS= C (C) m o FQ RAMP MERGE LOS= C (0), O RAMP DIVERG 0 R ,_" LOS= C(B) UNSIGNALIZED tf G) UNSIGNALIZED INTERSECTION y g INTERSEC770M a �N ®Snowden Brld Blvd •(A)A Ss� REEbwaY ENGINEERING, RIG, Jsz wiadrJiuI�„r Graystone Office & Industrial Park RI—hamr, t q.-12602 FIGURE " � r TcFAhon5t540) 0722-9_8 2022 Phase 2 Build -out Lane Geometry & LOS Project #2760G( FAX, (sao) rzz•9sza nded in 1971 WWW.gleenWayCrtg.COlrs Table 7 Gra}°stone Business Par Creek of Service, Delay and Back of Queue (95%) Results 2022 Phase 2 background and Build -out Conditions 2$22 B.'k.•rfa-I [`-dilly I Vlln e 9 A-M.L....) rn...efs,..... zlt[Yl�et.-1ta9 A3a1Fen1-11.Dr _.. boo [ Yea" L4}S iia ace) i1D leelp I`AiPer+3;llaurn 1.4 5 0-0, yglHP j4l sere i1D leetl I.tlS d1t1 a'lat: I].Dtr Ptfx $s sect cPlp131b 1�661w3•!19"9 A1t111-to-M. EB:'5171:US R.W. 11 Na!;Purfire LaD. SB-.CmInure T ­ f& Canhs3: SignDfr a€1oa 1: 14«s 3 it E {9 b. $ F 13d1ti 3468 '40H A to. 8 A t x 766 k EB 1.03 A B A B UIJJ. D 41 F, :&A E 3$!. "1�$ E 56x «s$ .D 4`x, 168 UUT A 6s. i MA C 3:_ 193$ A WWAL A Ix € 0$O$ ,4 Ixc S$ A 1 Ox SS WD LON A - C A C Win IMA1? #"�, 3i$ D 33x NB IM D .•.. D .. D . •_•' D _ 60$ i"df<'LTR D 39x S4 $ D 39 3.�8' 8 C 34 s. j59 $ D 43 s. SE LOS D D c - D F3 $ QZ'ERAI]" A A c. EIV": I'S R.w. 11 SB; LY'e[iiaxu RASA ISS; Arose 49®e T:w[isrf asnnl: SigonilzattaD --Mi- �F &4x 283$ F «33 s: 1668 F Ins. 3188 F 17, s 467$ >EiR C '4 _11' 3848 G_y_Z:s- 368$ C fix, #6$ C 22x, 4438 1B LOS C D D D UWL E 1 59. i 136$ E 71q 146 f1 F 64a 148$ F ;lc 1548 » 8 3's 778 'F .155 r SSad. - D }4 a. :44$ F 1;10.7% A 7 s Rd$ A 1 R. •..•A' 4. $ S c, f Fb,$ x �• US LIM 1`f 14'B.9,TR D ( 53 s" i 13311 F _1 n ,:. D 33 x. ' ]33 it F NBLOB b F D F M;L F 95 s. 1 3482 F 1'4 w. 548 $ F 95 x Mi F 196. 345 A SB'1'R B 11 s. i ?3 $ t' 23 a 16x $ $ 11 s. ;.3 P C 2_s sI'F' $ sl1 ws b F D IF ONMALL D F 11 F. ERA5MB,us Route 11 8:1-31 SB Itampx Tr.[Hc cmf"1: Sienatimd" £6tT A 10" I ;,#58 t 23 s: 6's$ C Ss. I+52$ B SSx 234H OM A 4x. i 022 A 9x.w R$ A 4x: iT7- A lx 00 EBLO3 A B B B vM11. A is I 23R D 34a. 2::7a E 6?a 15Bfi' A; 1 t. d $ ii_ ±!L±!Lj 138 $ A s. 1_:14 $ A i s. Oil _ 11B LOS Ar A _ B - SR'LT D 36i> ? 134 8 E 62 s. 233 i1 D 42 s, 77201$ F 3026. 3618 S&'R. A Ix, 1 8$ A ]x. d$ A 1 1, 1 58 A 1x. 1 5$ Sit LOS A C R D f31`i4-M.. A %B`AN'S: I'S R -1e 11 -%B; 181 tv'B RDmis - Ttv1$r {'anapl: Skv t.H'im1[oD 1;11x1. B -j 198, 1 3H F ] Sa: 37tH B a3$. 13A F 14:a c69$ IMT A 3x 29$ iB 1AS A b A D UST li_ , 13 a. -?13 R i• 6 a 3488 B I:3 e. M! E 63 a. ik'BrR `A 2x 8 ,i, !x. y3.i$ A' nA 6s,m 8578 s0H WE LOS B C .._.- D 11B -Z C ( 34 €. ' 1868 E cgs. 3S2 $ c 30 s 3 -it NIPT R `t as I]$ C 31 e. 218 NBR 3.Y It x, ]S]$ b 96e 3S3$ D 36;, 2?H D tls :101 H-. OAZRAI.1. B D $ D £B:'Yl$: VS RaorP. 13 Si- SDow4-Erldge Bh'd SB/Rleiri.DDl5hwe 'iratBc C.antraL• Signsl8tsNloe k8i:... C ?b:...... it c 35. _619t D ,12:g;. ..2#1.8 s. 113$ B 15§.. 3508 ,ml� .. X13 lil ay. #� i$ A 1S.�:� 4$ LB LOS BC ... B C WILIL G '?3s. i -1.4$ D 51s. 338 C... 3-4 4tfl.. E 63x. 59$ S6B-`i' 13 -.s.R s. i i'8$ n_ 2 x. ..A !3i$ B lox 1'6fl D 42P, 4$6 $. lFB?R 2x. s$ A 3s. ISS A ?x BS A 33 17$ il$Los B C C D NB2 fi 25s i 348 C aha ;8$ C I`- 1$$ E bis ?Al$ ?'RT?4 f iC 11S3t B lls, 5.. 35�$- H� 11x. 33$; .B 19. "It TiB, NAS C C - C D - -,5x. S&1 C i 1s$ E. '7 s. 1?Olt c 29s. t4$ D 46x. : 1R98 SB 1.Os B - - D C - D EB1iB: US Ro41e 11 SR: ]VA Ske-bllyewar 'itafBr C-.4.4" Siay WR E&L B SRF, 38 B ]R s. 5$ 11IIs. Eft B 14s, R$ IEWT W A NIA N: a N _-A _ N A § A Tifi1 N%? N`A NA N•`t1 raTAU ®N:'A ddAAA NA Na - N =4 WRIT NSA N:1 i NFA N 3 N•'A lvtA NrA Nrl - iYiA NA IrL;0. : N.'A U13 -T. t R:A N.�. Nle 13A I I3tA N,A I N'A I WA Nxr1 1•S:A N 4 AWR LOaS hti:,1< MA MA KA W11t _ 1 23 u _ Zi_fl C _!R+�._ Ria WA i NA N`A_ I.- 3NN 1 AitA N' A NA.. NA NANSA Vk%: 018 Ch.us T_ Road 1lB,:ilt: LS B.amr ii Tr.M C-tcA; SignaD wi.D Z"r8 -yA 338$ da.•_ 3_S, t' ,-gi_• 29 s� - 3s 34]$ It A, "-x. 389$ 43 it \iB LOS B C !e D Nall1$9 it l: j 3? x <-� 8 13 19x. 2218 C 16x. g76it '.4BR A t1 - P x,.. .. &1 HM w A 9 ®. i5 i1 A3 w I2B LOS ... 4 ...ffi,« ....: 364 $ SB?L _t 23 s : _ 94 $ F _ 80i s. 25:f H ,3{r s. 12'- H F bdY e. 4VT B �m1Sx. � MA � A 1dc �� 1T68. C',.... 26x, 332H d 18x. 367H 235$ SB LOS B B - C' F .B OVERALL F C F 0 GREENW" ENC INKERING k31 =`xsBwDel3 ttaa .'\Fr,16mw4. N5 - N:afUummlt, S11 sa;+�Lmswl l: L.O. T<1ian, B; Graysione Office & Industrial Park - Traffic Impact Study File Number: 2760GC August 24, 2009 Page 29 Tabic 7 icemiwo GraystoncBusiness Park Levels of Service, Delky and Back of Queue (9SO/o) Results 2022 Phase 2 Backgi-ound and. Budd -out Conditions Graystone Office &Industrial Park -Trak Impact Study File Number: 2760GC August 24, 2009 Page 30 2022 Back round Conditions Phawr 2 Bu8d-out Condition -- AMFm* Hoar PAtPO&Haur AM?o*Hsvr rASN&ROor Delay '�' 0a •ec) Cjueue ifa t rt) LosDelay ;pia sRc) fin het) - - ` It+IgP Qosu¢ (in sec) € �fa.iaet) . %t)b DeEay .tin -4 tjaeaa (tn boo 7tdcvref{kM En,":5aowAaa HAdp Bud NB: (imps MtoA)dvewdy Tragic Caituwi: Sill? 8:yta TI'd is C.&A; Step Sip ELVT NfA MA 1 iwA AVA N A NPA AUR, i MA ! MIAN;•A i is%A NtA €83A33 N:rA NSA MWIT ti ..: - ! NIA I AL'A ! NIA )r:A. I NIA AIA Xi'B it)S �. - .. A'iA. HIA A382 ...�. • _ _.. �... _ _ _ ._ —. _ _ .: � 4— �• ._ _ l � 20%, 3:11 C 10 S_ WA N" •- a0 MA NPA WA f RIA Hail :N%A NtA e e Ua�rt,°ai, NrA 'i'A F.HJI. a p$ A 9F, 0$ pIIrii'fY: Saaadrn Ftsidgr nh-d NUiM C>rayafoop Siie-.lcress T3 T"ffia Csmrai: Step sip 1 _ _._. .,.., MA WE k .m N€A. MA _It A NIA N?A N7A i�ifA NLA MA WA ALBA IF, Los a.. - I I - _.... ''''qq�� r ._ f 9y I ii'i}.? N'A N -A NtA A€FA 3 NIA Ait.,1 3dIA MA MIA iiilt#i li'n i.45 Nn LOS NfA. NIA AL'A WA 3i`tA NiPi _..._.�.._ WA, 3ifA id z i 13 8 t< 22 a NfANRqR 9S 8 58.3_ .. L._s..__ _ 1 i ....••••� .__ .-._�;, NtA MAI Ae3A NAA NA NIA SBn92 Sn LUS N°P. AFIA i MA H?3 *t.A ?VA NifA _WA OVERALL - - WA, NPA Graystone Office &Industrial Park -Trak Impact Study File Number: 2760GC August 24, 2009 Page 30 PRASE 3 TRAFFIC ANALYSES (2023) The proposed Phase 3 development is to include 1,749,000 square feet of General Office / Research & Development and 570,000 square feet of Manufacturing / Warehousing with access provided via the intersection of US Route 1 I/Snowden Bridge Boulevard. Phase 3 is be built -out by Year 2028. Per the VDOT/County approved scoping document, Greenway Engineering has evaluated the following two (2) Phase 3 Scenarios: A) without the Snowden Bridge Boulevard/Route 37 Single Point Urban Interchange (SPUI); and B) with the Snowden Bridge Boulevard/Route 37 SPUL 2028 BACKGROUND CONDITIONS In order to determine the 2028 background traffic conditions, Greenway Engineering. increased the existing traffic volumes, shown in Figure 2, using a rate of 0.5% per year through Year 2028. Additionally, all trips relating to specific future "other developments" located within the vicinity of the site were incorporated. Greenway Engineering has provided Table 8 to summarize the 2028 "other developments" trip generation. Per the VDOT/County approved scoping document, Greenway Engineering utilized the following sources for establishing 2028 background trip generation: 1) the 7`h Edition of the Institute of Transportation Engineers' (ITE) Trip Generation Report was utilized for Bishop -Amari, Rutherford Crossing (remaining parcel only), Adams Commercial and Easy Living Associates Commercial Property; 2) VDOT residential rates were applied to the Snowden Bridge development; and 3) Rates derived from a trip generation study (by Greenway Engineering) performed for the Fort Collier Industrial Park (approved by VDOT/County) were increased by 15% and appliedto the North Stephenson Tract (Omps Property) development. The Fort Collier Industrial Park Trip Generation Study is provided in the Appendix section of this Study. Note: Per the VDOT/County approved scoping document, Greenway Engineering has assumed the relocation of the I-81 northbound off -ramp to intersect with US Route 11 opposite the existing I-81 northbound on-ramp. In coordination with this improvement, Red Bud Road trips would be re-routed to Snowden Bridge Boulevard via the North Stephenson Tract (Omps). Figure 16 shows the 2028 background weekday ADT and AM/PM peak hour traffic volumes at each of the key locations identified within the study area. Figure 17 shows the corresponding 2028 background lane geometry and weekday AM/PM peak hour levels of service results. All Synchro and HCS+ levels of service worksheets are included in the Appendix section of this Report. Graystone Ofce &Industrial Park - Trak Impact Study GRE�Ih!'�ItAY ENGINEERING, File Number: 2760GC August 24, 2009 Page 31 Table 2028 Background "Other Developments" Trip Generation Summary * Trips are based upon rates derived from "achml" traffic cmmts conducted at a similar site., - lrese rates were increased by 154. per Scoping Fe1111. Graystone Office & Industrial Park - Traffic Impact Study GREENWAY ENGINEERING File Number: 2760GC August 24, 2009 Page 32 AM Peril, Horn FM Peak Hou Code Land Use Arnotmt ADT in Out Total In Out Total North StepLenson Tract (Omps Proper(v) LiAit Industrial * 500,000 SF 115 91 206 73 126 199 2,762 Sub -Total 115 91 206 "73 126 199 2,762 10% reduction for trips interacting with Rutherford Crossing l l 9 21 7 13 20 276 Total Trips 103 82 185 65 114 179 2.486 Snowden Bridge (Fonnerh• Stephenson Vfflage) 210 Sin.de-Family Detached 432 (nits 78 234 312 252 143 400 4,316 220 Ap:utnlent (30%- -D0T+2O%HF 220) 81 tutits 12 41 53 51 28 30 7'8 230 Tossailrouse'Condo (SO!. ',-*D0T+209'.= 220) 87 units 12 44 5-1 46 25 71 713 Tota "New" Trips 102 319 421 349 201 550 5.80 - Bishop _Amari Parcels (Route WON Clk.miestown Road) 814 Specialty Retail 15,000 SF 31 ^_0 50 25 32 5, 09 S53 Conveu. Mat rv,prmrps 16 pum111s 137 137 275 154 154 303 8,652 932 H -T Res?am •u1t 5,000 SF 30 28 58 33 21 55 636 Sub -total 193 185 382 212 207 420 9,997 Pass -by Trips 40% (Code 853) 55 55 110 62 62 123 3,473 Tota "Nest" Trips 143 130 273 151 146 297 6,524 Rutherford Crossings (Remaining Development) 850 Grocery Store 50,000 SF 114 73 137 2.7 261 539 4,739 Total "Nets" Tripi 114 -3 187 275 264 539 4,739 Adams Cmmnercia 150 Warehouucnlg 120.000 units <S 17 95 19 57 75 792 151 Self -Service Stora_e 140,000 omits 12 9 21 18 17 35 334 710 Office 120-000 nits 191 26 217 36 177 213 1.535 812 Buildim'Lmnber Store 25,000 SF 44 21 65 59 67 126 1,024 860 R'holesale Market 150,000 stud. 41 34 75 14 17 32 1,010 Tota 366 107 473 146 334 481 4.695 Faso Living Associates Cormnercia Property 151 Self-service vice Storage 35,000 SF 3 _ 5 4 4 S 82 710 Office 35.000 SF 71 10 81 20 98 118 594 820 Retail 35,000 SF 59 38 97 177 192 370 4,041 853 Convea Mart vvIliturips 16 pumps 13'• 137 275 154 154 308 5,682 934 Fast Food and DT 5,000 SF 135 130 266 90 33 173 2,431 Sub -Toed 406 317 723 446 531 977 15,880 Pass -by Trips 25%(Code 820) 12 12 24 46 46 92 1,010 Pass -by Trips 40% (Code 853) 55 55 110 62 62 123 3,473 Pass -by Trips 40% (Code 934) 53 53 106 35 35 69 992 Total Pass -by Trips 120 120 240 142 142 285 5A75 Total "New" Trip 286 19' 483 1 303 389 692 10.405 * Trips are based upon rates derived from "achml" traffic cmmts conducted at a similar site., - lrese rates were increased by 154. per Scoping Fe1111. Graystone Office & Industrial Park - Traffic Impact Study GREENWAY ENGINEERING File Number: 2760GC August 24, 2009 Page 32 LEGEND Q1 WTERSEC710N# X(Y) AM PEAK HOUR (PM PEAK HOUR) 106OEN07ESWEE-AYAVERA0EAAlLYTRIPS(ADT) N 1 O i Aorll SITE m �}5f1 g51�5� SITE d`�1,e��y3Alo�9Q,51 ti,11 N- 3 s 11 REL OC ED �\11� s��F IN_ T ECTION ,, * � �t bU � nF tAa�cS h3�� tpGWi mo ? 11 AcAl3�A� m o9 f+" l5 p@-3 C1�3 m `�a9 3 7 8 9 QF 2ym�i�r F rr.s� ria �e+f � r 1Q W 13 ]�Z V�' m Q e N D as'a�e GREENWQY ENGINEERING, ��G Gra stone Office & Industrial Park s-,VgFIGURE 16 AX (5 0 7 952 2628 Background Traffic Conditions il.-&! m 1971 Project # 2760GC i�,N,K,,9— Wim, LEGEND OINTERSECTION f UP LANE CONFIGURATIONS TRAFFIC SIGNAL x604 ® STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR) it DENOTES UNSIGNALIZED CRITICAL MOVEMENT DENOTES FREE RIGHT -TURN Ptiay 9 ifDENOTES CHANNELIZED RIGHT -TURN l ARTERIAL LOS �y It i +�=C(D) \fb. [-9=IItl O SIGNALIZED m INTERSECTIO Nm LOS=A (B) PtiKe m Ma``�c5v P �o SIGNALIZtU INTERSECTION \ LOS= B (C) , O©NALIZED �, 11 INTERSECTIO) REL OO- D' LOS- B (D) RAMP Df VERGE LOS= B (B) RAMP MERGE - LOS= C (C) Q UNSIGNALIZED INTERSECTION O O©NALIZED �, 11 INTERSECTIO) REL OO- D' LOS- B (D) INT ACTION xz Q UNSIGNALIZED INTERSECTION O Right In/Out \\� Note: LOS only provided for criNce! movements. 13 1 `"O T IM RAMP MERGE c 'L r �i ` LOS= C (D) 3 I )RAMP DIVER( LOS= C (B) Nate: LOS Q SIGNALIZED n INTERSECTION LOS -A (C) C m � PMe J n MSO ,p & J �2 SIGNALIZED INTERSECTION LOS= D (F) "% © UNSIGNAL¢ED ym INTERSECTION o Right WOut PO Only Fn p' r,sti 3. Note: LOS only provided for cdticel movementy. UNSIGNALIZED SIGNALIZED Q INTERSECTION 6 INTERSECTION LOS= B (F)dy 0r v Cro L4, NIA - V rL ovided for critical mo..om.,ma GRffNWAY ENGINEERING, Mr. ,s, urmdy ITitl fer< Graystone Office & Industrial Park FIGURE 17 R.chulcr. KT— 22502 dE nwrsavia. TeFAK�(S540)W-952$85 2028 Background Lane Geometry & LOS Project # 276OGG Fw+d'd in 1971 x+rw.�nMYryYl1¢eOm PHASE 3 TRIP GENERATION Per the VDOT/County approved scoping document, Greenway Engineering determined the number of trips entering and exiting the site using rates derived from trip generation studies (increased by 15%) performed for the following existing developments: 1) "Avion Business Park" located in Fairfax County, Virginia and 2) "Fort Collier Industrial Park" located in Frederick County, Virginia. Table 9 is provided to summarize the total trip generation associated with Phase 3 of the Graystone Office & Industrial Park. The Avion Business Park Trip Generation Stuff and the Fort Collier Industrial Park Trip Generation Stu taly are provided in the Appendix section of this Report. Table 9 Proposed Development: Graystone Office & Industrial Park Phase 3 Trip Generation Summary Code Land Use Amount In AM Peak Hour Out Total In PM Peak Hour Out Total ADT Office ! R&D * 1,749,000 SF 773 70 844 127 585 712 8,376 Manufacturing ! Warehousing * 570,000 SF 82 65 147 52 90 142 1,968 'Sub -Total 855 135 990 179 676 854 10,344 10•1oo reductionfor trips interacting with Rutherford Crossing 86 13 99 18 68 85 1,034 Total Trips 770 121 891 161 608 769 9,310 ' I nps are based upon rates derived from "actual trarric counts conaucrea at a similar sires., 1 nese rates were increases by l> % per Ncopmg torm. SCENARIO A PHASE 3, SCENARIO A, TRIP DISTRIBUTION AND ASSIGNMENT The distribution of trips was based upon local travel patterns for the roadway network surrounding the proposed site. Per the VDOT/County approved scoping document, Greenway Engineering utilized the trip distribution percentages shown in Figure 18 to assign the proposed Graystone Office & Industrial Park Phase 3 -Scenario A, development trips (Table 9) throughout the study area roadway network. Figure 19 shows the development -generated weekday ADT and AM/PM peak hour trip assignments. PHASE 3 (2020, SCENARIO A, BUILD -OUT CONDITIONS The Phase 3 Graystone Office & Industrial Park assigned .trips (Figure 19) were added to the 2028 background traffic volumes (Figure 16) to obtain 2028 build -out conditions. Figure 20 shows the 2028 Phase 3 -Scenario A build -out weekday ADT and AM/PM peak hour traffic volumes at each of the key locations identified within the study area. Figure 21 shows the corresponding build -out lane geometry and weekday AM/PM peak hour levels of service results. All Synchro and HCS+ levels of service worksheets are included in the Appendix section of this Report. Graystone Office & Industrial Park - Trak Impact Study �; IIREENAY ENGINEERING File Number: 2760GC 1 August 24, 2009 Page 35 Note: 10% of Graystone Office & Industrial Park trips would be distributed to/from Rutherford Crossing via Snowden Bridge Blvd /Merchant Street at Route 11. The percentages shown on this Includes 10% trips to/from the Snowden figure are based upon the remaining development (90%). Bridge Residential Development GREENwAY ENGINEERING rxc 151 Gra(stone Office & Industrial Park FIGURE 1$ W4+dy tiJ17 c JY l-1-, V gm. 22602 �E e TF -5440&292 ' Phase 3 -Scenario A Trip Distribution Percentages Pmject#12760GC Founded m 297J www.greenwv r�5.com S� LEGEND INTERSECTION # - (� LANE CONFIGURATIONS TRAFFIC SIGNAL �r 30115�� pa Ke o{® gol�5yl ® STOP SIGN Ma�nsb, o .�3 Mar"nst 11 A (A) AM PEAK HOUR (PM PEAK HOUR) tk DENOTES UNSIGNALfZED CRITICAL MOVEMENT --:4, - DENOTES FREE RIGHT -TURN PENW9 6HRNN€WLED R16Hf-TURN gaol tt m y z A�titi, oA. ��;��4�ti 5l L x3136 `tSb�a a 9 BL �L O:J� �•, Ma`s i� INT ECTION �y atunsb�� 1q'1''S Nos� ' $ 11 46 11` LAo, otil'S 3 a ��� �tv, 7c r 0 0 iv Q�a 'Iy69oba csb' moo,` AFM 9�^ b� ' rr8 0/ J ae'e o,J � 11 �1,s�► ryaea`a 11 lti1�l°ti ry���ro 11 ��ryry�� 13101(517) 14 k Q R 1 ✓ a ' x+71 ! 6(B�/(�`rJ 3 (134)641j� 00171 H~ 0 � _ m ♦s 54(270) AfSni owden 131 (9)13! 0 1� (71)3421• (54)2571�> N m a �$ 14 m m� a Mol! a B��d m o t y a ,�t � lad 7! � � •! G$ 12�j7 g o .i (36)171 e. GREENWAY ENGINEERING, INC. Graystone Office & Industrial Park ISI Wtndp HW Lane FIGURE 19 W chewer, Irng— 22602 E44'^na,bm�wn Te FAX-- 540)722958 Phase 3 - Scenario A Development -Generated Trips �Em+�nnn.enanrse,.;� L-fi*— 540) 6vszs Pro eet # 2760GC Founded m1971 .g¢ ay R.— _ _ _ LEGEND L INTERSECTION# n .� LANE CONFIGURATIONS TRAFFIC SIGNAL ® STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR) ale DENOTES UNSIGNALIZED CRITICAL MOVEMENT DENOTES FREE RIGHT -TURN f DENOTES CHANNELIZED RIGHT -TURN O (D o �® �p41 19Qµ0 �s7� ' f oil' 1�• �L�' (`spJ �`zs o �Al po81 e '8•� +��6111�`1 Pµ L�n r4 sa� `• 'h 4 1' J� l -1%—',13�� J) (8oJ 2j 'I I� y o ao v�Ss'J 7 K Apfs" � erya 11. lAl l�pp'ti��i eB4-o. 9titi 1) 1,,864,1 1�9g 13 14 p Q 0o e O A m Ri 4 ✓o a a FQ N t ✓ O N N O Q. 5tios �9 ^ti IV �O/ ��.j6358(72q) oOna �(3T1� �T oy� y S r 004 a 11' 1p� 2 y`' O W "a § j c c 1l(1351 d 0glvd m o ::�, ��: 'm `s1 54(270) ' ^°' ■ 39 b 01don6� ;n ti o -- nowden Brid e Blvd v NIA t (71)3421" m .'I e o l9)"s��4%1 m' Snowden Bridge Blvd 2 (54)2571a (36)171 �D m 0 0 6119a�� ✓o '� m` GREENlMAY ENGINEERING, ING, IIS Isl Windy Fldl Lane Graystone Office & Industrial Park FIGURE 20 NVFWwhrsrer, Yvginia 22602 E�;�,,,.�..� rFAX-(50)722-9521? s 2028 Phase 3 - Scenario A Build -out Traffic Conditions Project # 2760GC �E..�;.n ,vars� Fax (saol nz-vsza Fouidrd 6 1971 —gieenwayer(4— LEGEND ` INTERSECTION # n� SIGNALIZED LANE CONFIGURATIONS TRAFFIC SIGNAL ® STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR) * DENOTES UNSIGNALIZED CRITICAL MOVEMENT DENOTES FREE RIGHT -TURN DENOTES CHANNELIZED RIGHT -TURN 1.:. Q SIGNALIZED n INTERSECTION INTERSECTION LOS= A (D) LOS= D (F) �eR1nsuot9P �d Gf/i9o��nSb13�PiKo ��iVV�M m ra�a�.�+.--s-r__: mrr �_-•eau _z�s>.c-ansa.-�itz,�aays��w.��--saxa�zr�•..a:-�,u::csea+, ;=.4se.=�a4�r:�wear= _ _ _.� O SIGNALIZED .J'z" OIp ® UNSIGNALIZED INTERSECTION •-�,j U L./ Y INTERSECTION m LOS= B (C) �; t > m Rig ht INOut w SIGNALIZED INTERSECTION �$ Pie Only LOS= B(E) 3 M1asb01 inrT EQrjOly4� e o yne�c9 l s �th aaaai =----,:a.c�,-v■rc�-.ter_-.r.�v�za� ...ira� `` UNSIGNALIZED UNSIGNALIZED SIGNALIZED O .(.e ® \ INTERSECTION O ,c INTERSECTIO N1 1d INTERSECTION �9e` 1 J Q` Right In/Out F Q�e LOS= C /F) cybJ �Gl0 nyD �„ Only Kg Qr4 J� e� � N 4p. P• mii. 5� (�/i �l• 0 1Sa SIGNALIZED OL ILII Sbot dy N� jVC INTERSECTION _� a��s C"7f�r LOS= C (C) /WAl P 176 �d Daae 11 ,61° 11 a I _ n- -"-r.,- ,��-Q_: ri■■sem. �._�eav�®"� �.ar-iva UNSIGNALIZED y UNSIGNALIZED m So INTERSECTION F �+ INTERSECTION RAMP DIVERGE LOS= B /B) I 'a FLOP MERGE @ [-t ` J// ( y m �✓�� At `dYi LOS= C (C) A(A). '(A)A Gr% ®� Snowden B� e Blhy G RAMP MERGE 't LOS= C(D) U3 'dY RAMP DIVERGE 5 .l41 o ' LOS= C (B) y Q SIGNALIZEDl8 AM, W-1 N w w INTERSECTION m UNSIGNALIZED UNSIGNALIZED ) ., INTERSECTION G) INTERSECTION LOS= A(A w > A(A) [+CAI d e gmd �JVIL �a � V Snowden Bdd a BlvdAl (A)A R .CAIp v� °to Snowden Bridge Blvd 5 N GREENWAY ENGINEERING, IRC ISI W-dy Lill Lane Graystone Office & Industrial Park FIGURE _h -t-,, IVng— 22602 •S Te FAX (54V) 722528 2328 Phase 3 - Scenario AI Build -out Lane Geometry & LOS Project # 2760GC -.d rnd w 971 FAXX--nw T12 -952g wiled in 141! wrvw.grePnw o�g.com SCENARIO B PHASE 3, SCENARIO B. TRIP DISTRIBUTION AND ASSIGNMENT The distribution of trips was based upon local travel patterns for the roadway network surrounding the proposed site. Greenway Engineering utilized the trip distribution percentages shown in Figure 22 to assign the proposed Graystone Office & Industrial Park Phase 3 - Scenario A development trips (Table 9) throughout the study area roadway network. Figure 23 shows the development -generated weekday ADT and AM/PM peak hour trip assignments. PHASE 3 (2028), SCENARIO B, BUILD -OUT CONDITIONS The Phase 3 Graystone Office & Industrial Park assigned trips (Figure 19) were added to the 2028 background traffic volumes (Figure 16) to obtain 2028 build -out conditions. Figure 24 shows the 2028 Phase 3 -Scenario A build -out weekday ADT and AM/PM peak hour traffic volumes at each of the key locations identified within the study area. Figure 25 shows the corresponding build -out lane geometry and weekday AM/PM peak hour levels of service results. All Synchro and HCS+ levels of service worksheets are included in the Appendix section of this Report. Greenway Engineering has provided 'fable 10 to show the 2028 background and Phase 3 build- out (Scenarios A and 13) levels. of service, vehicle delay as well as the 95th percentile back of queue, by lane group/approach, for each of the study area intersections. Graystone O(Lice & Industrial Park - Traffic Impact Study File Number: 2760GC 0 August 24, 2009 Page 40 Note: 10% of Graystone Office & Industrial Park trips would be distributed to/from Rutherford Crossing via Snowden Bridge Blvd /Merchant Street at Route 11 and 40% would be distributed to/frorn Route 37 via the proposed SPUL The percentages shown on this * Includes 10% trips to/from the Snowden figure are based upon the remaining development (50%). Bridge Residential Development GREENWAY ENGINEERING, Z kGreystone Office & Industrial Parr FIGURE 22 1 esrer, Vvginia N�nAKg. Lane 22602 Te FAX (.5 0)722-9.528 5 Phase 3 -Scenario B Trip Distribution Percentages Project # 27600C & Ei —wid im ig7l . FAX (540) 7-9- FavrWeav�1971 MmnKgremM }mb.com - - sma�rasa.. - - - -�.-A�II�r,Bs+i.�^.R,�.an.�rw�a e+�.sr - ;tea mss: awe-:�.•�>� LEGEND? -1; INTERSECTION# ��i�. �::•-.rscaa.�ee LANE CONFIGURATIONS og TRAFFIC SIGNAL ik� bJf P�µe o L, 131 ul Pi ® STOP SIGN m Ma�lnS o- Ma��n<U A (A) AM PEAK HOUR (PM PEAK HOUR) 7Y DENOTES UNSIGNALIZED CRITICAL MOVEMENT DENOTES FREE RIGHT-TURN DENOTES CHANNELIZED RIGHT-TURN O m + O 13(gAl y.'S . `"' r,tt'�y 11 op�� 11119 P�Ke \Ke 01 -a e ¢�kIJ�IT LGTIOI\l •� �� i,� �& �,an' l3'y�103. oP�-Itt�°a ` 140139yF'~c'cS o 11 �5p1'L QRZ O O$ ,5p1n5� J P`Ke 1 �gV a 11f;r IF am 03 low or �5s13' 11 � 13 1 € Q lt* 17(4 ) R 63(318 ) `� - 43 01%. %; (�z6, � S ane (8q)4oz„�, � nd eels (18)86 Ed 1)� I L.� Zm l m 5 Ll o ge' p -� O ii O y m �- hmw Q IS 19 2 � m 5(y11 y � p X Ya m B r1��s 17(4) N R M� 1719, 4� gri d 0 glad o J(?j yi, 7° C rg id e m 11.19 99(208) r N g3�en n, .1128(2 I'-7g �, 1r�'• Snowden rid e Blvd - i1 k — �W 1� s ki � � � u, 413 i� R N (99)257 i� m' rJ ti Snowden Bridge Blvd yy - J 9 (27)1281, 0 3 ! v ✓ .Ai ! 11p8) •00I q1 5 m ove+ (18 1111181�'�'o ✓ (36]171X21%1p yl� m 'm .. 11 dam �7♦10817. � 0 0Q � - GREENWAYENGINEERING,1xc 1n trendy Har I—Graystone Office & Industrial Park FIGURE 23 wroth—ro, F g— 22602 Tekpi­ 528 Phase 3 - Scenario 8 Development -Generated Trips Project # 2760GC �tnrw� �•s<w FAx Isao1 722 9528 Fovdcd in 1971 www.greenwayeng.mm .—�sm.e-rm�9lc3dirY!!'='$P�ii-`"laha'La•;@�� � _ ,ir-L.l�.•���-_ iQb R¢8'd - �4�:s. LEGEND SS�1 INTERSECTION# f� LANE CONFIGURATIONS TRAFFIC SIGNAL ® STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR) it DENOTES UNSIGNALIZED CRITICAL MOVEMENT DENOTES FREE RIGHT -TURN DENOTES CHANNELIZED RIGHT -TURN 31 m 1`16y'fl �o N � t�;a�"1 ti501A19/C QKe 2n 13117" 6'F q o 1 15a a �7�� 11 6 .6 31 o ^o .n y " �9 17() ° 460 11631 '2 4145(23'n a o m 4Wd9e� 8 -,( �4 128(271 nowden End a Blvd .-r (5)26 fi t (150)294 11111114"$5) 2 o 1411910; D O o o n o ^ o m (27)128 1Y �, 9 ^ 3 ^ i ly yg� Op_ y 1S113p1gA9l ti Ma 34001Xw� N ✓ i 61i1g95� � o `9p'L ry1 ,591 %i 4 �a r Jl L`Q'^bq X11 113131 `µe fslP R� Y}611�,19641 Q\µe (f ` T r � �Z2 3r8 J6pJ '.5 a � J A� Ot i�I qo br•..I>. 13 1® t� 11 12 •o I b lit m 4 � � o J N A a � o y Sp Gj 0 a �7�� 11 6 .6 31 o ^o .n y " �9 17() ° 460 11631 '2 4145(23'n a o m 4Wd9e� 8 -,( �4 128(271 nowden End a Blvd .-r (5)26 fi t (150)294 11111114"$5) 2 o 1411910; D O o o n o ^ o m (27)128 1Y �, 9 ^ 3 ^ i ly yg� Op_ y 1S113p1gA9l ti Ma 34001Xw� N ✓ i 61i1g95� � o `9p'L ry1 ,591 %i 4 �a r Jl L`Q'^bq X11 m 2113 6561 c t1/ 631107.1 101- � 813 w s 11 1y341IS %� ti .•ni `'�� 11558188156�'�''`�,- m l m ? a m a Qr3613Jy�1 17(4) i 9 ]09(347) 43(9) WT) (134)43, 1 8�y,� (18)86 1ti1 `�iY im o ^ m w 50 J � � 16 o(o) Snowden Blidge (36)171 �Ie_ (0)0 GREENWAY ENGINEERING,...Graystone Office & Industrial Park 2602 FIGURE 24 ,s, W ndy gin Lane hewer, 5401 66 -41- E s Tefephnne'O722-528 2028 Phase 3 - Scenario B Build -out Traffic Conditions Project#2760GC > ..dd m F Is4a1 n_g Foundrd u. 1977 .y •¢rtwayeng.[om 3 ID 14541 111 m 2113 6561 c t1/ 631107.1 101- � 813 w s 11 1y341IS %� ti .•ni `'�� 11558188156�'�''`�,- m l m ? a m a Qr3613Jy�1 17(4) i 9 ]09(347) 43(9) WT) (134)43, 1 8�y,� (18)86 1ti1 `�iY im o ^ m w 50 J � � 16 o(o) Snowden Blidge (36)171 �Ie_ (0)0 GREENWAY ENGINEERING,...Graystone Office & Industrial Park 2602 FIGURE 24 ,s, W ndy gin Lane hewer, 5401 66 -41- E s Tefephnne'O722-528 2028 Phase 3 - Scenario B Build -out Traffic Conditions Project#2760GC > ..dd m F Is4a1 n_g Foundrd u. 1977 .y •¢rtwayeng.[om LEGEND ! INTERSECTION# Q �Q1 SIGNALIZED LANE CONFIGURATIONS TRAFFIC SIGNAL i ® STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR) �*t DENOTES UNSIGNALIZED CRITICAL MOVEMENT ■ DENOTES FREE RIGHT -TURN if DENOTES CHANNELIZED RIGHT -TURN SIGNALIZED INTERSECTION m LOS= B (C) ni 3 � 11 ti1� 11111""""v e � Nw ,ccu T INTERSECTION \ LOS= C (C) SG �Jd RAMP DIVERGE LOS= B (B) RAMP MERGE /pr LOS= C (C) 1© SIGNALIZED INTERSECTION 12 LOS= A(A) A(A) owden Bdd a Blvd (A)A R Y i v p INTERSECTION Q 4 LOS= A(C) L f P�l PiKo asb�c n Mail; U I �lr nm O 1; 77 - SIGNALIZED SIGNALIZED 'NTERSECTION fir✓ LOS= B (D) m w SIGNALIZED SPUI ® LOS=A(A) UNSIGNALIZED INTERSECTIONO P Right In/Out o Only a QK 11 Note: LOS only provided for critical movements. RAMP MERGE �� LOS= C(D) RAMP DIVER( LOS= C (B) UNSIGNALIZED 0 INTERSECTION r ➢ j AlAan grid a Bpd V� N Snu�d UNSIGNALIZED INTERSECTION O SIGNALIZED INTERSECTION LOS= D (F) G�L�✓j 96) i9 PiKe MadiaSbJ m � 3 m OI�t1lFZ�.�Mi.�.--4 G J.fi UNSIGNALIZED INTERSECTION Right In/OuI Only JtgPKa Ma�aso Note: LOS only provided for critical movements. SIGNALIZED 10 INTERSECTION OPe\ LOS= C (F) (n(061 VVV ®�4�C� To��nao UNSIGNALIZED \J INTERSECTION �* �e a 9C9J. (C)D crl UNSIGNALIZED INTERSECTION GREENWAv ENGINEERING,... NG,ItIc Graystone Office & Industrial Park FIGURE 25 ISI B-, Vl Vfl Lane B- �I�. I-a�;n/a zz�2 F, a,sa�a r1,"(:(5�)�z�l�s 2028 Phase 3 -Scenario 8 Build -out Lane Geometry&LOS F.—dM . 971 FAX (540)72b9528 Project # 2760GC Founded in 7971 ��,�ro�., �gg_rom UNSIGNALIZED G1 INTERSECTION �s a w SIGNALIZED SPUI ® LOS=A(A) �/ Snowden Bridge Blvd -(A)A r_ ,rel i ri�Yv '7 (AIA V UNSIGNALIZED INTERSECTION GREENWAv ENGINEERING,... NG,ItIc Graystone Office & Industrial Park FIGURE 25 ISI B-, Vl Vfl Lane B- �I�. I-a�;n/a zz�2 F, a,sa�a r1,"(:(5�)�z�l�s 2028 Phase 3 -Scenario 8 Build -out Lane Geometry&LOS F.—dM . 971 FAX (540)72b9528 Project # 2760GC Founded in 7971 ��,�ro�., �gg_rom Table 10 Gi-,kystone Business Park Levels of Senice, Delay and Back of Quern e)z-%) Results 2028 Pliww 3 NackVround ind Build -out (Scep-tdos A wid H) Conditions 2029 Rack -around Coadiflom I Phaw 3, Scenario A 11Hftbavit Roilte, 37) Buld-64it I PhaW 3. StIlld, B gwhh Route 3-1 Jaad-out WE --S Vowft0. 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Tralpr ftJ �J. i.•u -�--_-. �-_r_ „�:7= NRIDS ...-^,j A. A A. A OVERALL' A A _ ►. GREE 11'AY ENGINEERING Graysione Office &.Industrial Park - Trak Impact Study File Number: 2760GC August 24, 2009 Page 46 CONCLUSION Each of the study area intersections were evaluated using Synchro 7.0 and HCS+ (merge/diverge analyses only) capacity analysis software. The following describes the results for the future traffic conditions analyzed in this Study: ➢ PHASE 1 (2018)• Intersection Analyses 1. US Route 11 & Crown Lane: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left during the PM peak hour, maintain levels of service of "D" or better. The eastbound left -turn movement will yield a PM peak hour level of service 'T" during 2018 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. 2. US Route 11 & Wel/town Road: Analyses revealed overall levels of service of "D" or better during the AM peak hour and 'T" during the PM peak hour. The PM peak hour will maintain levels of service 'Y' during 2018 background AND build -out conditions. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 3. US Route 11 & 1-81 Southbound Ramps: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left during the PM peak hour, maintain levels of service of "D" or better. The southbound left -turn movement will yield a PM peak hour level of service "E" during 2018 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. 4. US Route 11 & 1-81 Northbound Off -Ramp: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups maintain levels of service of "D" or better. Greenway Engineering does not recommend improvements for this intersection. 5. US Route 11 & 1-81 Northbound On-Ramp/Red Bud Road: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the northbound left during the PM peak hour, maintain levels of service of "D" or better. The northbound left -turn movement will yield a PM peak hour level of service `B" during 2018 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. 6. US Route 11 & Merchant Street/Snowden Bridge Boulevard: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups maintain levels of service of "D" or better. Greenway Engineering does not recommend improvements for this intersection. Graw one Once & Industrial Park - Trak Impact Study GREEAY ENGINEERING File Number: 2760GC August 24, 2009 Page 47 7. US Route 11 & FEMA Entrance: Analyses revealed unsignalized levels of service of "C" or better during the AM and PM peak hours. All lane groups maintain levels of service of "C" or better. Greenway Engineering does not recommend improvements for this intersection. 8. US Route 11 & Old Charles Town Road: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the westbound and southbound left during the PM peak hour, maintain levels of service of "D" or better. The westbound and southbound left -turn movements will yield a PM peak hour level of service `B" or worse during 2018 background AND build -out conditions. Greenway Engineering does not recommend improvements for this intersection. Ramp Analyses 1. I-81 Mainline & Northhound %10112 -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 2. I-81 Mainline & Northbound Off -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 3. I-81 Mainline & Southhound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 4. I-81 Mainline & Southbound Off -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recominend improvements for this location. Arterial Analyses 1. US Route 11, South of the I-81 Interchange: Analyses revealed levels of service of "D" or better for the northbound AM, northbound PM and southbound AM peak hours. The southbound PM will maintain levels of service of "F" during 2018 background AND build -out conditions. This is primarily due to the sub -standard intersection spacing currently existing along this segment of US Route 11. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 2. US Route 11, North of the I-81 Interchange: Analyses revealed levels of service of "D" or better for the northbound AM, northbound PM, southbound AM and southbound PM peak hours. Greenway Engineering does not recommend improvements for this location. 3. US Route 11, South of the Old Charles Town Road: Analyses revealed levels of service of "D" or better for the northbound AM, northbound PM, southbound AM and southbound PM peak hours. Greenway Engineering does not recommend improvements for this location. Graystone Office & Industrial Park - Traffic Impact Study 13REENWAY ENGINEERIN ,� File Number: 2760Gc r �t August 24, 2009 Page 48 ➢ PHASE 2 (2022): Intersection Analyses 1. US Route 11 & Crown Lane: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left and westbound left during the PM peak hour, maintain levels of service of "D" or better. The eastbound and westbound left -turn movements will yield a levels of service `B" or worse during 2022 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. 2. US Route 11 & Welltown Road. Analyses revealed overall levels of service of "D" or better during the AM peak hour and "F" during the PM peak hour. The PM peak hour will maintain levels of service "F" during 2022 background AND build -out conditions. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 3. US Route 11 & I-81Southbound Ramps: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left during the PM peak hour, maintain levels of service of "D" or better. The southbound left -turn movement will yield a PM peak hour level of service "E" or worse during 2022 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. 4. US Route 11 & I-81 Northbound Off -Ramp: Per the VDOT/County approved scoping document, Greenway Engineering has assumed the relocation of the I-81 northbound off -ramp to intersect with US Route 11 opposite the existing I-81 northbound on-ramp. In coordination with this improvement, Red Bud Road trips would be re-routed to Snowden Bridge Boulevard via the North Stephenson Tract (Omps). 5. US Route 11 & I-81 Northbound Ramps: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left during the PM peak hour, maintain levels of service of "D" or better. The eastbound left -turn movement will yield a PM peak hour level of service "F" during 2022 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. 6. US Route 11 & Merchant Street/Snowden Bridge Boulevard: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the westbound and northbound left during the PM peak hours, will maintain levels of service of "D" or better. The westbound and northbound left - turn movements will maintain constrained levels of service of "E" during the PM peak hour build -out conditions. Greenway Engineering does not recommend improvements for this intersection. Graysione Once & Industrial Park - TraTic Impact Study Olf GRE�AY ENGINEEWNG File Number: 2760GC August 24, 2009 Page 49 7. US Route 11 & FEMA Entrance: Analyses revealed unsignalized levels of service of "D" or better during the AM and PM peak hours. All lane groups maintain levels of service of "D" or better. Greenway Engineering does not recommend improvements for this intersection. 8. US Route 11 & Old Charles Town Road: Analyses revealed overall levels of service of "C" or better during the AM peak hour and "F" during the PM peak hour. All lane groups, except the westbound and southbound left during the PM peak hour, maintain levels of service of "D" or better. The westbound and southbound left -turn movements will yield a PM peak hour level of service "E" or worse during 2022 background AND build -out conditions. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. Ramp Analyses 1. I-81 Mainline & Northbound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 2. I-81 Mainline & Northbound Off -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 3. I--81 Mainline & Southbound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 4. I-81 Mainline & Southbound Off -Ramp: Analyses revealed levels of service of "D" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. Arterial Analyses 1. US Route 11, South of the I-81 Interchange: Analyses revealed levels of service of "C" or better for the northbound AM, northbound PM and southbound AM peak hours. The southbound PM will maintain levels of service of "F" during 2022 background AND build -out conditions. This is primarily due to the sub -standard intersection spacing currently existing along this segment of US Route 11. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 2. US Route 11, North of the I-81 Interchange: Analyses revealed levels of service of "D" or better for the northbound AM, northbound PM, southbound AM and southbound PM peak hours. Greenway Engineering does not recommend improvements for this location. 3. US Route 11, South of the Old Charles Town Road: Analyses revealed levels of service of "C" or better for the northbound AM, northbound PM, southbound PM peak hours. The southbound AM will maintain levels of service of "E" during 2022 build -out conditions. Greenway Engineering does not recommend improvements for this location. Graysione Oifce & Industrial Park - Traffc Impact Study GREEWWAY ENGINEERING File Number: 2760GC August 24, 2009 Page 50 ➢ PHASE 3 (2028)• Intersection Analyses 1. US Route 11 & Crown Lane: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left and westbound left during the PM peak hour, maintain levels of service of "D" or better. The eastbound and westbound left -turn movements will yield a levels of service "E" or worse during 2028 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. 2. US Route 11 & Wel/town Road: Analyses revealed overall levels of service of "D" or better during the AM peak hour and "F" during the PM peak hour. The PM peak hour will maintain levels of service "F" during 2028 background AND build -out conditions. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 3. US Route 11 & I-81 Southbound Ramps: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the eastbound left during the PM peak hour, maintain levels of service of "D" or better. The southbound left -turn movement will yield a PM peak hour level of service "E" or worse during 2028 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. 4. US Route 11 & I-81 Northbound Off -Ramp: Per the VDOT/County approved scoping document, Greenway Engineering has assumed the relocation of the I-81 northbound off -ramp to intersect with US Route 11 opposite the existing I-81 northbound on-ramp. In coordination with this improvement, Red Bud Road trips would be re-routed to Snowden Bridge Boulevard via the North Stephenson Tract Wraps). 5. US Route 11 & I-81 Northbound Ramps: Analyses revealed overall levels of service of "E" or better during the AM and PM peak hours under build -out Scenario A (without Route 37). The eastbound left -turn movement will yield a PM peak hour level of service "F" during 2028 background AND build -out conditions. This is primarily due to the "green -time" required to maintain proper progression for the synchronized traffic signal system along US Route 11. Greenway Engineering does not recommend improvements for this intersection. The overall levels of service would improve to "D" or better assuming the construction of the interchange (SPUI) of Snowden Bridge Boulevard/Route 37 (Scenario B). This improvement would be facilitated by the dedication of right-of-way that is being proffered as a condition of the Rezoning. Gro stone Office & Industrial Park - Tra is Impact Study GREENWAY ENGINEERING File Number: 2760GC 0 August 24, 2009 Page 51 6. US Route 11 & Merchant StreetlSnowden Bridge Boulevard: Analyses revealed overall levels of service of "C" or better during the AM and PM peak hours. All lane groups, except the westbound and northbound left during the PM peak hours, will maintain levels of service of "D" or better. The westbound and northbound left= turn movements will maintain constrained levels of service of "E" during the PM peak hour build -out conditions. Greenway Engineering does not recommend improvements for this intersection. 7. US Route 11 & FEMA Entrance: Analyses revealed unsignalized levels of service of "E" or better during the AM and PM peak hours under build -out Scenario A (without Route 37). . The levels of service would improve to "D" or better assuming the construction of the interchange (SPUUT) of Snowden Bridge Boulevard/Route 37 (Scenario B). This improvement would be facilitated by the dedication of right-of-way that is being proffered as a condition of the Rezoning. 8. US Route 11 & Old Charles Town Road: Analyses revealed overall_ levels of service of "C" or better during the AM peak hour and "F" during the PM peak hour. All lane groups, except the westbound and southbound left during the PM peak hour, maintain levels of service of "D" or better. The westbound and southbound left -turn movements will yield a PM peak hour level of service `B" or worse during 2028 background AND build -out conditions. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. Ramp Analyses 1. 1-81 Mainline & Northbound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 2. 1-81 Mainline & Northbound Off -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 3. I-81 Mainline & Southbound On -Ramp: Analyses revealed levels of service of "C" or better during the AM and PM peak hours. Greenway Engineering does not recommend improvements for this location. 4. 1-81 Mainline & Southbound Off -Ramp: Analyses revealed levels of service of "D" or better during the AM and PM peak hours. Greenway Engineering does not recommend' improvements for this location. Graystone Office & Industrial Park - Traffic Impact Study GRIEENWAY .IENGINEEAINIM File Number: 2760GC August 24, 2009 Page 52 Arterial Analyses 1. US Route 11, South of the I-81 Interchange: Analyses revealed levels of service of "D" or better for the northbound AM, northbound PM and southbound AM peak hours. The southbound PM will maintain levels of service of "F" during 2028 background AND build -out conditions. This is primarily due to the sub -standard intersection spacing currently existing along this segment of US Route 11. "Regional improvements" are recommended to facilitate acceptable level of service during the PM peak hour. 2. US Route 11, North of the I-81 Interchange: Analyses revealed levels of service of "D" or better for the northbound PM, southbound AM and southbound PM peak hours. The northbound AM will maintain levels of service of "F" under build -out Scenario A (without Route 37). The levels of service would improve to "D" assuming the construction of the interchange (SPUI) of Snowden Bridge Boulevard/Route 37 (Scenario B). This improvement would be facilitated by the dedication of right-of-way that is being proffered as a condition of the Rezoning. 3. US Route 11, South of the Old Charles Town Road: Analyses revealed levels of service of "C' or better for the northbound AM, northbound PM, southbound PM peak hours. The southbound AM will maintain levels of service of "F" under build- out Scenario A (without Route 37). The levels of service would improve to "B" assuming the construction of the interchange (SPUI) of Snowden Bridge Boulevard/Route 37 (Scenario B). This improvement would be facilitated by the dedication of right-of-way that is being proffered as a condition of the Rezoning. PEDESTRIAN AND BICYCLE ACCOMODATIONS Per the Proffer Statement, the applicant has agreed to provide internal asphalt trails for the benefit of employees of the office and industrial park. These asphalt trails will be a minimum of six feet in width and will be designed to connect land uses throughout the four OM District land bay area identified in the Generalized Development Plan wherever possible. Graysione Once & Industrial Park - Traffic Impact Study OREEMAY ENGINEERING File Number: 2760GC August 24, 2009 Page 53 Apel SCO inLF Documents (Located on CD) Synchro Worksheets (Located on CD) TCS+ Worksheelts (Located on CD) Traffic Counts (Located on CD) Generalized Development Plan GR WAY ENGINEERING *' 151 Windy Hill Lane Founded in 1971 Winchester, Virginia 22602 Telephone 540-662-4185 Engineers ww greenw2-9528 Memorandum Surveyors www.greenwayeng.com To: Jerry Copp Organization/Company: Virginia Department of Transportation (VDOT) From: Michael Glickman, PE, PTOE Date: September 29, 2009 Addendum to: Project Name/Subject: Graystone Oce and Industrial ParkTrak IVact Stud Greenway Engineering File Number: 2760GC Per your request, Greenway Engineering has prepared this document as an addendum to the Graystone Mice and Industrial Park Tra ftc Impact Stud, dated August 24, 2009. The purpose of this memorandum is to provide a supplemental study to evaluate the following transportation improvements, as proposed by VDOT, to improve traffic flow along southbound US Route 11, between I-81 and Crown Lane: 1) the extension of the US Route 11 southbound left -turn at the intersection of Route 11/I-81 southbound ramps; 2) the extension of the US Route 11 southbound left -turn lane at the intersection of US Route l l /Welltown Road; and 3) the addition of third southbound through lane from the I-81 southbound ramps to Crown Lane. Weekday AM and PM peak hours analyses were performed for each of the development phases contemplated in the August 2009 submission. METHODOLOGY Other than the improvements described above, all methodology utilized for this addendum is consistent with the August 24, 2009 submission. 2015 BACKGROUND/PHASE 1 BUILD -OUT CONDITIONS Figure 1 shows the 2015 background weekday ADT and AM/PM peak hour traffic volumes at the intersections of US Route 11/1-81 Southbound Ramps, US Route l l /Welltown Road and US Route 11 /Crown Lane. Figure 2 shows the corresponding 2015 background lane geometry and weekday AM/PM peak hour levels of service results. Figure 3 shows the 2015 Phase 1 build -out weekday ADT and AM/PM peak hour traffic volumes at the intersections of US Route 11/1-81 Southbound Ramps, US Route 11/Welltown Road and US Route ll/Crown Lane. Figure 4 shows the corresponding 2015 Phase 1 build -out lane geometry and weekday AM/PM peak hour levels of service results. All Synchro levels of service worksheets are included in the Appendix section of this memorandum. Greenway Engineering has provided Table 1 to show the 2015 background and Phase 1 build -out levels of service, vehicle delay as well as the 95' percentile back of queue, by lane group/approach, for each of the study area intersections. Page 1 of 22 LEGEND O/NTERSO X (1) AM PEAK 10U DENOTE! m 63y1 I 73 p0l r i NIA N/A N/A I N/A I N/A �' Cpl C1g6el 40ly� 6) �Ke ¢ � � MBpns 1j66°llyly6�l� m y01h6 6591 yy�p11 piK• Sa � �k W 11 Cy5�t16r NIA NIA NIA I NIA I NIA I NIA ,.� GREENWAY dyMYL22 ENGINEERING, 1s7 wv�y ri�rr.•rse Graystone Office & Industrial Park FIGURE 1 h— Yugi 66226@ �E T F a 72 9528 2015 Background Traffic Conditions Project # 2760GC Favded w 197] _ tea- �.•,.gn;ersw[pArdgavm NN=D SB=C SIGNALIZED INTERSECTIONINTERSECTION _ LOS= A (B) A P�1 11 3 NIA P�µg t!• lI�P on NIA NIA NIA X lJ SITE AN SITE NIA NIA NIA INTERSECTION LOS -A (A) 1-50 fru SIGNALIZED INTERSECTION LOS= C (D) C0% 11 �J m N/A NIA N/A GREENWAYENGINEERING,M�. GrayStone Office & Industrial Park FIGURE 1-51r+ENGIwdy Lam W �>"«c vim rscoz psi 7FAX 340)OM-9528 2015 Background Lane Geometry & LOS Project # 2760GC LEGEND (DQ INTERSECTION B R l? LANE CONFIGURATIONS 0 TRAFFIC SIGNALOn� E) STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR) 1 * DENOTES UNSIGNALIZED CRITICAL MOVEMENT Lfi� e �Zy DENOTES FREE RIGHT -TURN DENOTES CHANNELIZED RIGHT -TURN f at!taP`_ NN=D SB=C SIGNALIZED INTERSECTIONINTERSECTION _ LOS= A (B) A P�1 11 3 NIA P�µg t!• lI�P on NIA NIA NIA X lJ SITE AN SITE NIA NIA NIA INTERSECTION LOS -A (A) 1-50 fru SIGNALIZED INTERSECTION LOS= C (D) C0% 11 �J m N/A NIA N/A GREENWAYENGINEERING,M�. GrayStone Office & Industrial Park FIGURE 1-51r+ENGIwdy Lam W �>"«c vim rscoz psi 7FAX 340)OM-9528 2015 Background Lane Geometry & LOS Project # 2760GC LEGEND Ol INTERSECTION# X (Y);, AM PEAK HOUR (PM PEAK HOUR) 100 I DENOTES WEEKDAY AVERAGE DAIIYTRIPS (ADT) O 9 3 ��3Ql�a�tiat91 m gm A.90'* tiL�6in5t GREENWAYENRift1— ENGINEERING,. Graystone Office & Industrial Park FIGURE 3 75] WudvHIDLune Nr—h—,, J -.9m n 22602 '• '`PAX (: `5 662'85 2015 Phase 1 Build -out Trak Conditions Project # 2760GC 66F-dd ud971 FAX.' (540) 722-9528 Km�w.B�eo�M' YenB.cwn ��F PPr df � ✓ r r 72671)T p� J 0 'o o q (D a i .o OpQ � ��� a M ggw � e� 1oapA ec A 4 :a ' ��++T�y E SITE hazy`g81`� kJ m w lDS) r p riSro� j 1 A r � NIA NIA NIA '01) an pipe 10N , 3 , NIA NIA NIA NIA N/A MIA NIA NIA GREENWAYENRift1— ENGINEERING,. Graystone Office & Industrial Park FIGURE 3 75] WudvHIDLune Nr—h—,, J -.9m n 22602 '• '`PAX (: `5 662'85 2015 Phase 1 Build -out Trak Conditions Project # 2760GC 66F-dd ud971 FAX.' (540) 722-9528 Km�w.B�eo�M' YenB.cwn Ntl=U SB=C O SIGNALIZED INTERSECTION N LOS= A(B) u' NIA N/A I NIA N/A � N/A I SITE 0 SIVE NIA NIA NIA INTERSECTION LOS=A (A) �PkA� YTO V 3 S , V fur r� NIA NIA SIGNALIZED INTERSECTION LOS= C ID) J GREENWAY ENGINEERING, IxG Graystone Office & Industrial Park 23h >r-2 FIGURE N�inchester [rugmm 22602 T`F° 340»Z� M� 2015 Phase 1 Build -out Lane Geometry & LOS Project # 2760GC ..W M 1971 Wwwg/e¢nM•ayel�.aDm LEGEND lO INTERSECTION IM?LANE CONFIGURATIONS 4� V TRAFFIC SIGNAL ro0 e STOP SIGN `S A (A) AM PEAK HOUR (PM PEAK HOUR) 11 7k DENOTES UNSIGNAI- CRITICAL MOVEMENT DENOTES FREE RIGHT -TURN day j DENOTES CHANNELIZED RIGHT -TURN Ntl=U SB=C O SIGNALIZED INTERSECTION N LOS= A(B) u' NIA N/A I NIA N/A � N/A I SITE 0 SIVE NIA NIA NIA INTERSECTION LOS=A (A) �PkA� YTO V 3 S , V fur r� NIA NIA SIGNALIZED INTERSECTION LOS= C ID) J GREENWAY ENGINEERING, IxG Graystone Office & Industrial Park 23h >r-2 FIGURE N�inchester [rugmm 22602 T`F° 340»Z� M� 2015 Phase 1 Build -out Lane Geometry & LOS Project # 2760GC ..W M 1971 Wwwg/e¢nM•ayel�.aDm Memorandum To: Jerry Copp Page 6 of 22 Table 1 Gr-aystone Office and Industrial Park Levels of Ser -Nice, Delay anti Back of Queue (95%) Results 201' Background and: Phase I Build -out Conditions 2015 Bacleround C_nndifians I PUaae 2 Rfrl d—w V..... fiin— 111tP.rSeCiinn Int Pear Hnw � DA nett¢ (In SCP.) (in feet) P'bT Pea&- R ;�� DeUT I iZueaF i8eC) / feet) AAAI Peak lionr LADSDnlnv t�FIPe (n feet) PAI PeAk Iinur LOSDFlay (hu set) (in feet) ADAM ITS Ranee 11 NB. Pactlrc Lane SR.; L7aa»� S u�F Tryrffir 4F3Nra1: sl mferation Fa 1) 41 A. 908 D So a. ` 191.$. D 41 a, 908 1w 57 s. 21211 LRn7 A. 7 a. 206 8 A b e, A 9-, 2230 A 6 ¢. 2b18 EB LOS A B I1 13 ANWL B 16 s.. 148 D 41 s. 14$ c 9k 15$ R71tT A 3 c. 50$_ .A i a 1 66 $ A 2 s. :iS # A 7, 5211 TVB R A I s. G 8 A 1 i 1 0$ A I s. ff 5 A l a Oil R61 pfi 4 A A A N11:1 TR C 27 a 36 8 G 33 i 44. $. ( „i a 365C 3$,. 47 8 N1i LOS C c c C $}i9LT.R C 21 --L-42i— C 0 a, °'0 $ 8 18 s. 4:2 $ C ? 1 x, " . —69it SB LOS r c B C ONTR- IL A A A A EBINVE. Lis Raate l I SB. Tyellteaai Road YR:,AmoCo r+anF. Tramv Canttrol> Si y-tnBra(imi EBfL 1 53 s. 183$ F 112 s. i 345$ i1 47 s. _ 196$ P .._104 _1 FRr1X B 15 s, 478 C 26 s- ! a8.: BT 14s, 71$ ifs 37;1 ft FS LOS 8 D B C 'I BA D 55a< 1290 D 44 s. 11i1! T) 49R9. 123$ c 61. u. "$ NVBfr I: 29 s� 311 $ D 51 s. � 434 $ C 27 i. 291 i3 b 4711- SG?. $: 'WRIR. A+ 5 x.: 34 $ A S a. t ZS $ A 4 s. ,28 it A 3 e: 15 $ _ WR 110.5 c D C 1J NBILTR ff 38 s. 1265 F 84a 169 it E 58 s. Lb$ F labs. 192$ NT LOS F F F F S1lFi D 52s, ,«? 8 P 310,;. 428 5 D 50 s, 27 $ 1 99 s: 40 457- SWIR A 9g 570 B 11's, i 8811 1 9c r1ft A 8Z 1 8 SB LOS C E c E O TRALL C D 0 D EMN' I: TLS Rmite 11 SB,- 1-01 SU Rs mp* Tr,ft comrof: Signaliynflan EBPl'_ A S s. " 600 i3 1 Z s. j l6? $ A 5 e. 65 fl B 16 s, 160 $ MMR A 3 s. 116$ A 1 a. i Oft A_._ 3 s. 96.$ A 1 u, - 0$ EB 1108 A A A B WDIL B P& 7-70, D 46. i 313 A B 151" gal D 44 s 384 $ VIMIT A 7 x. 1.77 it A j_3#.1, `7 It ,A 3 v. i7; $ A 6 s - ] ERA 1i ti'L 6i A, B A B ._ SB.LT D 41 s. 12d & E 1 61 3141 D 44 s, t 16$ $ B 74 s. 259$ SBlR A _ ls. 09A - 1s, 06 A wµB Is,_0R A la. 0 SB WS A A C OVERALL A D A 11 Fd3 • Ewnbetaid, WT WIbmffld, A`S - No"44,10" , 4B - S001*001A L, Lek T.Tfan,1L IWA Memorandum To: Jerry Copp Page 7 of 22 2022 BACKGROUND/PHASE 2 BUILD -OUT CONDITIONS Figure 5 shows the 2022 background weekday ADT and AM/PM peak hour traffic volumes at the intersections of US Route 11/1-81 Southbound Ramps, US Route l l /Welltown Road and US Route 11 /Crown Lane. Figure 6 shows the corresponding 2022 background lane geometry and weekday AM/PM peak hour levels of service results. Figure 7 shows the 2022 Phase 2 build -out weekday ADT and AM/PM peak hour traffic volumes at the intersections of US Route 11/1-81 Southbound Ramps, US Route l l /Welltown Road and US Route l l /Crown Lane. Figure 8 shows the corresponding 2022 Phase 2 build -out lane geometry and weekday AM/PM peak hour levels of service results. All Synchro levels of service worksheets are included in the Appendix section of this Report. Greenway Engineering has provided Table 2 to show the 2022 background and Phase 2 build -out levels of service, vehicle delay as well as the 95`s percentile back of queue, by lane group/approach, for each of the study area intersections. 2028 BACKGROUND/PHASE 3 BUILD -OUT CONDITIONS Figure 9 shows the 2028 background weekday ADT and AM/PM peak hour traffic volumes at the intersections of US Route 11/1-81 Southbound Ramps, US Route 11 /Welltown Road and US Route 11/Crown Lane. Figure 10 shows the corresponding 2028 background lane geometry and weekday AM/PM peak hour levels of service results. Figure 11 shows the 2028 Phase 3 -Scenario A build -out weekday ADT and AM/PM peak hour traffic volumes at the intersections of US Route 11/1-81 Southbound Ramps, US Route l l /Welltown Road and US Route l l /Crown Lane. Figure 12 shows the corresponding 2028 Phase 3 -Scenario A build -out lane geometry and weekday AM/PM peak hour levels of service results. Figure 13 shows the 2028 Phase 3 -Scenario B build -out weekday ADT and AM/PM peak hour traffic volumes at the intersections of US Route 11/1-81 Southbound Ramps, US Route l l /Welltown Road and US Route 11 /Crown Lane. Figure 14 shows the corresponding 2028 Phase 3 -Scenario B build -out lane geometry and weekday AM/PM peak hour levels of service results. All Synchro levels of service worksheets are included in the Appendix section of this Report. Greenway Engineering has provided Table 3 to show the 2028 background and Phase 3 build -out (Scenarios A and B) levels of service, vehicle delay as well as the 95`h percentile back of queue, by lane group/approach, for each of the study area intersections. F���f - - - -i8� S�ill•G'�YallfFi�- +��0.''f'.�-4®iG�� y' LEGEND �'. O INTERSECTION # 0 7 X M AM PEAK HOUR (PM PEAK HOUR) qaqk Road '.. F0DENOTES WEEKDAYAVERAGE DAILYTRIPS (AOT) Som c r ';ZOW)10M SITE -j013 tae 2 p O W D w p ,�1�,0l11 Pwa e�m$bJ 0.8 avd,� Wa 46 ,}, .4 lo 1 1 r SITE l� m �q> tai. ^✓J � 3 �4�y 11 Pt 4 •. `µg NIA NIA NIA NIA NIA .NIA NIA NIA NIA NIA MIA 1 . GREENWAYENH'H'r— ENGINEERING, Graystone Office & Industrial Park FIGURE 5 ISI WindyHiB Ln.� Z -.kph.— 540 6622602 TFUX(.: (540) 662-4185 2022 Background Traffic Conditions Project # 2760GC e eR nml 971 FsLL (590) 722-9528 xmnvgreemaye g.00m - LEGEND ! INTERSECTION # Y� c LANE CONFIGURATIONS TRAFFIC SIGNAL C9 V STOP SIGN SM$ A (A) AM PEAK HOUR (PM PEAK HOUR), Z Z * DENOTES UNSIGNALIZED CRITICAL MOVEMENT P DENOTES FREE RIGHT -TURN y$y 6 DENOTES CHANNELIZED RIGHT -TURN NB=D(C) SB = C (D) SITE ' E SIGNALIZED INTERSECTION- _ - - _ �+ LOS=A (H) w 11 pike � NIA NIA kv R INTERSECTION LOS_ A (A) 2 0 a$ SIGNALIZED INTERSECTION 1 LOS= C (D) pi6e :rl Y11� NIA N/A I N/A I N/A I N/A NIA I NIA I NIA I NIA GREENWAY ENGINEERING,.. Graystone Office & Industrial Park ISI Windy HII . 2 FIGURE 6 W hesla, r.%—.22602 Telephone: (SW) M24185 2022 nmentai 5erytca wxw3reenwaye+�B,com Background Lane Geometry & LOSFAX (540)72-9578 Project # 2760GC F—dM in 7971 fid. LEGEND Oi WERSE X (i) AM PEAK 700'E ..' e+ 3 �Atiysl 11 NIA N/A NIA oSbJ� y► �r �' �9su ati13°6ti1��� � N1/a N/A N/A N1,4 NIA I NIA I NIA I NIA joIN GREENWAY ENGINEERING,, Graystone Office & Industrial Park Y:rginFIGURE 7 qb R'rnchesfer, ia 22W2 T,kpf­FAX.,( 0)7f -9528 5 2022 Phase 2 Build -out Traffic Conditions Project #2760GC ""tea inin 197�u FAX., (540) T12-9528 0 NO -DIC) S9=C(D) NIA NIA SIGNALIZED INTERSECTION LOS=A (9) NIA NIA NIA Q SITE 1 7 SIiE NIA NIA NIA SI('NlaLIZnIU INTERSECTION LOS- A (A) S, c+,r�.r�.rrairu y.�w�wr \SIGNALIZED INTERSECTION LOS= C (D) �GlO1 ptKe Ma�nsv m NIA NIA NIA GREENWAY ENGINEER{NG, rec Graystone Office & Industrial Park —22602 I57 GYv�dyHFIGURE 8 Nrinchurer, Y�.g`rt+a 22 Telaphair(540) 662-4785 2022 Phase 2 Build -out Lane Geometry &LOS Project#276bGG &En�rvo��nmenw7 FAX.�(540)722-9528 Fmmdrd in 1971 LEGEND 1Q INTERSECTION/ UP LANE CONFIGURATIONS 4 roJ TRAFFIC SIGNAL E) STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR) 11 * DENOTES UNSIGNALI2ED CRITICAL MOVEMENT drf DENOTES FREE RIGHT -TURN e fey DENOTES GHANNEWED RIGHT -TURN l' 0 NO -DIC) S9=C(D) NIA NIA SIGNALIZED INTERSECTION LOS=A (9) NIA NIA NIA Q SITE 1 7 SIiE NIA NIA NIA SI('NlaLIZnIU INTERSECTION LOS- A (A) S, c+,r�.r�.rrairu y.�w�wr \SIGNALIZED INTERSECTION LOS= C (D) �GlO1 ptKe Ma�nsv m NIA NIA NIA GREENWAY ENGINEER{NG, rec Graystone Office & Industrial Park —22602 I57 GYv�dyHFIGURE 8 Nrinchurer, Y�.g`rt+a 22 Telaphair(540) 662-4785 2022 Phase 2 Build -out Lane Geometry &LOS Project#276bGG &En�rvo��nmenw7 FAX.�(540)722-9528 Fmmdrd in 1971 Memorandum To: Jerry Copp Page 12 of 22 Table 2 Gra}stone Office and Inc ushial Park Levels of Service, Delay and Back of Queue (95%) Results 2022 Background and Phase 2 Build -out Conditions 21322 Background Comlitlans l Phnke i TIU6111_1ni (nnArt3n7.a &aierseetton AIv1Pea1c23our IAS Relay 1 QW11e on xeej finleet) PAI Peak Itow IAS 3Jetn,Y # (Mese fan -o ' Ou f-0 AIt1Peak our L 3)cluy Qume (in illi reet) Phi'Peaknanr be vQueue LOS (1n secj fin Ieet) FB:'i193: U." Rouge I.1 B: PatLase tiau,, SB: CrownLAao Traitir Coatroh Si¢nolliiwd n _ E8,L b 47o, I I00:8 3299 i^I rm A 8 s '1216 $ a1 i 6 s~ 268 $ A 7 s: 32Q $ A 4 a 1701 EB IAS B B A B IMT B 20. 18:11 D 1 45 s. # IS $ B 19 s. 76 8 t:. 33 � 1621 L.Sa _A 2 e. i3 9 A. ? x, # 690 A _, is, 360 -... A 8 %. 85.$ Ii'BfR A I s. 09 A I s. 49 A ]. s. 0$. A I s. 09 AVE LOS .A. A. A A hW&IR41$ b I 39L 1 47A NB LOS C D C p SF3.9.TR C ?4s. 46$ C _ 35 s. # .799 tee. SB Los C C p OVERALL- _ A A A - A ERANT: US Route 11 SB: uAlt—v RoadIti:iL+1t XB: Amoce Lnue D'A is Control: Signalizotion EBIL E Lm g. 1 3068 F # 9us. # 378$ E 563. k 318$ F ,133. 3979 F:BB/'11f. ,B 1 16 3, 1 3.1.7;1 C 28 T # 437 $ R 18 3. 436 it C 27 t< 4679 EB LOS b C D WRIL D 48 s. 132A b 54 s. ! 127 It D _46a 1-1611 E 591. 133'li - IYBff B 36 x 2Gi $ D a SS s. 1 SI'r $ C A 3 s. 29 $ A 3 s. T i � 26 $ A 26 s" 74d It: b 49 s. 3z, 1 96 591 ii Coll LOOS B b C p E '74., ( Wd fi P s US s. 7 191$ E 59s. 133S F 152 s. 214$ NB LOS D F E F SPJL E 56 s. # 2339 .F # 109 s, ' A.75 $ b 52 s. 3d8 $ F 1111. s. 303.8 513=1R A 9x, 618 C los # 8t 1t A 93 73$ A 8s, 7i$ SR IAS C E C E O1T:R'+LL A C II EB/tIT1: ESS Route 1.1 SS: 2.43 SB Rorogs Trnlllc Control: Signonration EB:T _ ka/A A 4 s, 71 fi A 4s. 2339 B A 13 s. i 195 $. Is. R$ A A - inc t 6S $ 44 S. n$ B A .n s. I.& I _8$ n U8 £B LOS A A A $ WB/1. B 14L Z 689 b 383. 245 $: C f 27 s. 143.$ E 599:. 244 A wwr A. I e. 119 A l s. # o 8 q, d s. .�.1d8 $ A. Is, O R INT LOS A A A B SB72.T 1> 49s. 1549 E279$: b 42 s. t „3811. F 93s 3339 SWR A Is, o 9 A 11� 611 A I SB IAS B C B C OV£R'al;r I A B I A B ED - F.at1116-4WB-W-LONA,1171'•-Al-W-a id; SB - SotaM—id, L 1.11, T_11ml, 7L Rion LEGEND Q 1NTERSE X (l) AM PF -Ah Flo -001 DENOTE W 51 55 ba404F w NIA NIA NIA NIA NIA NIA m 151 1c6A1 nsoi ok�'wJ.i , m NIA GREENWAYENGINEERING,nie. Graystone Office & Industrial Park FIGURE 9 zsz u u dyx�t��e Winchufu, Vi�'nia 22602 Te FAX (.54 )722-95M 22- 2-4783 2028 Background Traffic Conditions Project # 2760GC &F,nvevnw m gn FAX (34—Y -S SZ8 F vM`d vi 1971 NM1VMcg/CenWay[Ag.Com LEGEND I INTERSECTION time d Cbar)eS T p LANE CONFIGURATIONS R 04 o w " TRAFFIC SIGNAL r5y ® STOP SIGN fiI1� A (A) AM PEAK HOUR (PM PEAK HOUR) ,� X it DENOTES UNSIGNALIZED CRMCAL MO WENT d rla O e �-9 DENOTES FREE R[GHT-TURN nay fDENOTES CHANNELIZED RIGHT -TURN ?TERML LOS .,y Sy � NB=D(C) Vv O y I�..��Tn'� E sB=c(D) of0AQ r� q o SITE INTERSECTION Nm LOS= A(B) � ' E NIA NIA QjKe SbJt 9N� IJ' m N/A I NIA I NIA N/A N/A N/A N N 61N 51GNAL¢LO INTERSECTION LOS= A(B) 9 M� k a c�ia• = SIGNALIZED INTERSECTION LOS= C (D) W C� GNB Q;xe CC�i� U m NIA N/A N/A GREENWAY ENGINEERING,.Gra 151Wr, stone Office & Industria! Park FIGURE 10 mnia2 Wrnches[er, Vuginia 22602 &En S � TFA DuW�28� 2028 Background Lane Geometry &LOS Project #2760CC .--.def In 1971 .vxexgrrenw engeom LEGEND Q tNTERSE X M AM PEAK 100 DENOTE O m w a1�1� T. o -G A �r.ad►1• ll Ill%A NIA �a�mSbJ ��t16o � o NIA I N/,4 I N/A N/A I N/A I N/A J Ca a gill yylll N 7 �sy611� l l lyggla qs�. � ✓ '' ly0a�� yly6 m p1 ptil N � o A; y�ly pJ `j5g31181s"��'' � ✓ N/A NIA N/A GREENWAY ENGINEERING,.. Graystone Office & Industrial Park FIGURE ? ISI Windy Nell Lane fYvecheaer, YerAveia 22602 q TeFLX- c.()722- 528 2028 Phase 3 - A Build -out Traffic Conditions Project # 2760GC e s ndr>:v FAX (340) i12.9528 www-S�n&� LEGEND Qt INTERSECTION S LANE CONFIGURATIONS TRAFFIC SIGNAL E) STOP SIGN A (A) AM PEAK HOUR (PM PEAK HOUR) * DENOTES UNSIGNALIZED CRITICAL MOVEMENT DENOTES FREE RIGHT -TURN J fDENOTES CHANNELIZED RIGHT -TURN 1 1 NS = D (C) SB r B (D) O SIGNALIZED INTERSECTION m LOS= B (C) 8�n5b�(9OK6 NIA NIA NIA SITE Q SITE NIA NIA INTERSECTION LDS=A (8) a m� a �lP� ✓ SIGNALIZED INTERSECTION LOS= C (D) GREENwaY ENGINEERING, Imo. Graystone Office & Industrial Park 1S1 W T�mi.22 FIGURE 12 {iruuhesrer, C c+ginia 22602 5 Telephone: 0772-W-4285.5282028 Phase 3 - A Build -out Lane Geometry & LOS Project # 2760GC d Eunaud Senors FRY.• (540) 0) 8 Paunhd m797) Hmrv,8eeenxa)rngcasn . n NIA Vf/1 N/A IM NIA I=A W&AJ O O � £ 'r1eti'1c6� p vM 9 � a �s®►� X1071 Qix w .��ar�rrrrr N/A NIA NIA I NIA GREENWAY ENGINEERING, Graystone Office & kidustr al Park 15�W�Hi�� FIGURE 7; TelFAX.50�°=9�'� 2028 Phase 3 - B Build -out 'Traffic Conditions Project #2760GC FOUR&$ In ml ,„vw,��wayegg.ran LEGEND INTERSECTION # d LANE CONFIGURATIONS �cjj 8t 11 TRAFFIC SIGNAL V, ® STOP SIGNQ A (A) AM PEAK HOUR (PM PEAK HOUR) * DENOTES UNSIGNALIZED CRITICAL MOVEMENT DENOTES FREE RIGHT -TURN y�y DENOTES CHANNELIZED RIGHT -TURN N9:v11 \ se-c(a) 1© NIA NIA SIGNALIZED INTERSECTION LOS=A (8) - NIA NIA NIA Q SITE NIA NIA NIA f, SIGNALIZED INTERSECTIONINTERSECTION LOS -AID) S %e SIGNALIZED INTERSECTION _m LOS- C(D) AFm� V it 7A We .� NIA NIA NIA GREENWAY ENGINEERING, IN& Graystone Office & Industrial Park FIGURE 14 —Kr Ich wn VLT&j a 22 Wrn[l�ertr , Yngvrin 22602 E„g;,,cvs, S.mxlws' 7ckpM"(540)661-�/I832028 Phase 3 - B Build -out Lane Geometry& LOS P11je1t#2760GC 6EnvuonmavnlSmdrrs A"..•(540)W-9518 F., -&d M 1971 .mvw4wq) r'W.a WG�7t+�lsT.f� J Memorandum To: Jerry Copp Page 19 of 22 l abler 3 Gra-"tone Office and Indl3shial dark Lel els of Sci-vice, Delay and Back of. Queue (95%) Results 2028 Backgrouilll and Phase 3 Bal'Id-out (.Scc3ulrios A and B) Conditions 2A28 H ckt illlld C omfitiam I Phew, 3. -k-lin A "Oth-1 R..- 3-1 RMki.- I IN.ax.. 1mrr.< A- 11T5 .aBfPs:d."II R^„ys• tal uc4 (m fseti Vm FP AH- Dsi+p' Oesas fm tes3 [S814es4? Ul Yeak Heer D 10.r 4'lq<aK' (blzs<1 - Iip fer43 y rm Tmd: H- Dsi Qa"nn ikl m) , (fa4es77 AM Yeak H- DsU.q' Qswns (b asC)-i�lee41 LosA<JAr !'&£Pr kAar Qasae feet; 2ii•X, D a?z. 1i'98 E Q n$lfg E SEs, 17?8 E £ 49 e, X508 E -$7. 13'?$ F or,. 25Oa B1F'Fll A ^_70ft: R 6s<. 24<8 A -8 A 6w 30tH A ?a me& A 6a. '. 3068 EB LASS A, B A B A $ 1LB=L C' 33e LS8 f_* 32. 168 ➢ 38x. 3011 A 7'$ D tic, -i2$ E i8a 18f1 FWIN7S: ISA Ka.c It WILT A 3r. 368 A 8.. &78 d 2r. 348 A 9x 978 A 2a. 368 A gr$ hB: Pa<d rlws IYi+;7i A lc 68 A Ia. 08 A 1 1. 1 O8 A I I.- 1 0$ A 1 1€ 08 A le j 08 58: C7'ea<a'i.mu R$ LOS ... A A A A A A NRT7R c 31, 1 318 D dfa 308 D 36. 358 D 47. .338 D 18. 3^8 D 37c 538 T-fil, Cau�'si: S3yraB.:ulen h'B LOS c D D D D D sB.'iR t` :3x S2R (` __ 3#z. :3$ c 528 U :f7i.. 838 !' 18s. S3$ DS>` so LOS C C D c- lll'FRALL A B A B A B Em I i9¢ :178 F 103.. 4008 i* 228c 727$ F 2 177e. a3S8 F l43c 322$ S 116.. : 44'8. EVIX 6$ 1$x .468 c 3Pc 4918 B 19s 3348 C' J0w 3.:18 B 20 r- 3J6$ C 204 - Wig FA ms C D D iY531f. D 1 :i6.. 19+8 E 54 3398 F £OSw l: -?48 E EI�'Y171: t -`S it c f i%,,;_az. m*B SB c. 588$ % l:",e. 2418 73 3 33 4Bf8 B I 18 2938 D BB: TV.11-Baal. UWE A 378. A #r. 7;$- A 3c. l98 A 1 3s. 248 A :.. :2$ A 3c 22$ h`B: ,lnlare Lane. %AT LOS c b c b B D :tiR`1::7k E U 1 134$ F 152. 2148 fl ass. 7148 F ' 1A4.:. 2383 D i +2 x" 3Ali F [ 386.. - 21ti$ 1'- Caanl-ei:53maBza`-ten. is IA_A r E D F p p mma:'I Z? S xi.;. 2sd$ F 4sor MIA F ;r, y, 33'3 3' 17s.. 543& F 91x, 1 373$ F 16Ae. +52& 'M <TM A 9a. 418 A 'S-. -i8 % lia -_8 »i 8e -i6$ B i 7t i. '18 $ 3I c, 1I58 5P 3.Y38 C Y :D E D E 1$1:.£ A j11, 7110B F3a 1b58 H 3?:s 3188 I) .46 r. ;85$ A Sa- 324'i[r i 13. Wit1198 A 1.-. O8IF 08 I'll -,M; X%Raals 13. 1S,)A)N AIT 3ti E C A B US B 1 19.. ' V's ft D SlM 3488 D 35 c, �__2b8 E ?3 a, 24i8 C 28a !25$ s` Sha :'2.8 qs:l-AF €lt Rc • Yi'E;T A Lc an A 1.. O8 A 393 A lr. I88 A l.. 6$ A 4a 48. tY87.(3S A. B :B B A B. TxfOr t'eca..ei-s3u;+Raaaisa A?l.` D a&... 3548' F Sia. 3:A8 E 61 z,. y1r.. :Soli F fi 315;; �1€. ?068 E t 43x- i 25"$ F 4n a, ?fl68 V+�H ,Tta. Off .1 3.. 48 .4. 1 0P ,a, O8 l.r�{-'•6$ A - }r, 91 5411.08 R f= t.. D B c (ATIRALt, I A. B R L'. A B 'fA'-la=.pwmd, TSB-li <MM:.nd 2+TR Xo*"ftld. SB ---`bawd. It loft.. iYilan-R: R.* Memorandum To: Jerry Copp Page 20 of 22 CONCLUSION Each of the study area intersections were evaluated using Synchro 7.0 capacity analysis software. In addition to the Red Bud Road/I-81 Northbound Off -ramp improvements assumed under Phases 2 and 3 of the August 24, 2009 Traffic Impact Study, Greenway Engineering has included the following infrastructure improvements, as directed by VDOT, proposed to improve traffic flow along southbound Route 11, between I-81 and Crown Lane: 1) the extension of the Route 11 southbound left -turn at the intersection of Route 11/1-81 southbound ramps; 2) the extension of the Route 11 southbound left -turn lane at the intersection of Route 11 /Welltown Road; and 3) the addition of third southbound through lane from the 1-81 southbound ramps to Crown Lane. The subsequent narratives describe the resultant impacts to the respective future build -out traffic conditions evaluated in this Addendum: 9 PHASE 1(2015): Intersection Analyses 1. US Route 11 & Crown Lane: • The eastbound left -tum lane group level of service increased from "F" to "B" during the PM peak hour. 2. U5 Route 11 & Welltown Road.• • Overall levels of service improved from "F" to "D" during the PM peak hour. • The westbound thru lane group level of service increased from "F" to "D" during the PM peak hour. * The westbound approach level of service increased from "F" to "D" during the PM peak hour. • The southbound approach level of service increased from "F" to "E" during the PM peak hour. 3. US Route 11 & 1-81 Southbound Ramps: • Not Applicable Arterial Analyses 1. US Route 11, South of the Welltown Road.• • Southbound "arterial" levels of service improved from "F" to "D" during the PM peak hour. Memorandum To: Jerry Copp Page 21 of 22 PHASE 2 (2022): Intersection Analyses 1. US Route 11 & Crown Lane. • The westbound left -turn lane group level of service increased from "E" to "D" during the AM peak hour. • The eastbound left -turn lane group level of service increased from "F" to "E" during the PM peak hour. 2. US Route 11 & ',Velltoum Road.• • Overall levels of service improved from "F" to "D" during the PM peak hour. • The westbound thru lane group level of service increased from "F" to "D" during the PM peak hour. • The westbound approach level of service increased from "F" to "D" during the PM peak hour. • The southbound approach level of service increased from "F" to "E" during the PM peak hour. 3. US Route 11 & 1-81 Southbound Ramps: • Not Applicable Arterial Analyses 1. US Route 11, South of the Welltoum Road. - Southbound "arterial" levels of service improved from "F" to "D" during the PM peak hour. Memorandum To: Jerry Copp Page 22 of 22 ➢ PHASE 3 (2028): Intersection Analyses 1. US Route 11 & Crouw Lane: a The northbound approach level of service increased from "E" to "D" during the PM peak hour. 2. US Route 11 & Welltown Road: • Overall levels of service improved from "F" to "D" during the PM peak hour. • The westbound thru lane group level of service increased from "F" to "D" during the PM peak hour. • The southbound approach level of service increased from "F" to "E" during the PM peak hour. 3. US Route 11 & I-81 Southbound Ramps: ID Not Applicable Arterial Analyses 1. US Route 11, South of the Welltown Road.- • Southbound "arterial" levels of service improved from "F" to "D" during the PM peak hour. REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To be completed by Planning Staff Fee Amount Paid #3 / It" �e 50 Zoning Amendment Number Date Receive !o PC Hearing Date g BOS Hearing Date d. -Lig The following information shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. 2. 3. Applicant: Name: Greenway Engineering Telephone: (540) 662-4185 Address: 151 Windy Hill Lane Winchester, VA 22602 Property Owner (if different from above) Name: Graystone Corporation of Virginia Telephone: (540) 665-3212 Address: P.O. Box 2530 Winchester, VA 22604 Contact person if other than above Name: Evan Wyatt Telephone: (540) 662-4185 4. Checklist: Check the following items that have been included with this application. Location map ® Agency Comments Plat ® Fees Deed to Property ® Impact Analysis Statement Verification of taxes paid ® Proffer Statement 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: J. Donald Shockey John P. Good, Jr. 6. A) Current Use of the Property: Agricultural Residential & Unimproved B) Proposed Use of the Property: Office & Industrial Park 7. Adjoining Property: Please refer to attached Adjoining Property Map & Property Owner Information Table PARCEL ID NUMBER USE ZONING 8. Location: The property is located at (give exact located based on nearest road and distance from nearest intersection, using road names and ioute number): North side of Redbud Road (Route 661)• East side of CSX Railroad; West side of Milburn Road (Route 662)• and south side of McCanns Road (Route 838). Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide infonnation concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 43-((A))-158, 44- ((A))-25, and 44-((A))-26 Magisterial: Fire Service: Rescue Service 10. U. Stonewall Clear Brook Clear Brook Districts High School: Middle School: Elementary School James Wood High James Wood Middle Stonewall Elem. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 271.391 RA District MI, Light Industrial District 271.39± Total Acreage to be rezoned The following information should be provided according to the type of rezoning proposed: Number of Units Proposed Single Family homes: Townhome: Multi -Family Non -Residential Lots: Mobile Home: Hotel Rooms: Square Footage of Proposed Uses Office: 1,749,000 Service Station: Retail: Manufacturing: 570,000 Restaurant: Warehouse: * The square footage of proposed land uses is consistent with the Applicant's Traffic Impact Analysis; however, the square footage land use mix is not a proffered condition. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understand that the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the bet of my (our) knowledge. Applicant(s): (� Date: t0 Q ?STo4E CoRNMFNA OF 4iR6*4IA Owner (s): Date: P "ACU'l Graystone Corporation Property Adjoining Properties File 2760GC Tax Map Number Owner Mailing Address City & State ZIP Acreage Zoning Improvements Land Total Assessment Deed Book Pae Inst YearInst Number Legal Description 1 Legal Description 2 43 A 140 WEBER MICHAEL S. 937 MARTINSBURG PIKE WINCHESTER VA 226011 35.31 RA $371,700.00 $358,300.00 $730,000.00 6731 623 01 0 35.31 ACRES 43 A 146 K & J INVESTMENTS LLC 1800 MARTINSBURG PIKE WINCHESTER VA 226031 3.07 RP $0.00 $64,700.00 $64,700.00 0 2002 7399 3.07 ACRES 43 A 147 NORTH STEPHENSON INC. 1800 MARTINSBURG PIKE WINCHESTER VA 226031 8.83 RP $0.00 $72,900.00 $72,900.00 668 229 0 0 8.83 ACRES 43 A 151 K & J INVESTMENTS LC 1800 MARTINSBURG PIKE WINCHESTER VA 22603 35.78 M1 $487,300.00 $1,252,300.00 $1,739,600.00 0 2005 9792 35.78 ACRES 43 A 152 K & J INVESTMENTS LC 1800 MARTINSBURG PIKE WINCHESTER VA 22603 37.92 71 $1,500.00 $1,327,200.00 $1,328,700.00 0 2005 9792 37.92 ACRES 43 A 153 0 0 $0.00 $0.00 $0.00 0 0 0 43 A 154 SHENANDOAH VALLEY BATTLEFIELDS FOUNDATION PO BOX 897 NEW MARKET VA 22844 36.27 RA $0.00 $550,800.00 $550,800.00 0 2002 6215 36.27 ACRES 43 A 155 BRAGG DAVID PO BOX 174 CLEAR BROOK VA 22624 1 RA $5,400.00 $51,000.00 $56,400.00 855 259 0 0 1.00 ACRE 43 A 156 J J J A ASSOCIATES C/O DRIGGS ASSOC 8700 ASHWOOD DR CAPITOL HEIGHTS MD 20743 1.25 RA $5,000.00 $51,600.00 $56,600.00 548 3331 0 0 1.25 ACRES 43 A 157 MCBRIDE RUTH B 506 REDBUD RD WINCHESTER VA 22603 1.1 RA $44,100.00 $51,000.00 $95,100.00 515 623 0 0 1.10 ACRES 43 A 159 R & J LAND DEVELOPMENT LLC 1631 REDBUD RD WINCHESTER VA 226031 2 RA $1,200.00 $62,900.00 $64,100.00 0 2005 17342 2.00 ACRES 43 A 159A KIRBY JANICE MARIE 541 REDBUD RD WINCHESTER VA 226031 5 RA $137,400.00 $84,300.00 $221,700.00 0 2001 16716 5.00 ACRES 44 8 6 CRIDER & SHOCKEY INC OF WVA PO BOX 2530 WINCHESTER VA 226041 5 RA $0.00 $79,000.00 $79,000.00 0 2002 11832 MILBURN SUBDIVISION LOT 6 5.00 ACRES 44 8 7 CRIDER & SHOCKEY INC OF WVA PO BOX 2530 WINCHESTER VA 226041 5 RA $0.00 $79,000.00 $79,000.00 0 2002 11832 MILBURN SUBDIVISION LOT 7 5.00 ACRES 44 A 25B SLAUGHTER JUDITH MCCANN & MARSHALL ELLEN L TRUSTEES 562 MILBURN RD WINCHESTER VA 226031 60 RA $1,500.00 $315,600.00 $317,100.00 0 20021 470 60.00 ACRES 44 A 27 MBC LC 333 WOOD AVE WINCHESTER VA 22601 23 RA $0.00 $196,000.00 $196,000.00 0 01 13492 23.00 ACRES 44 A 28B UNGER KENNETH R. 288 MILBURN RD WINCHESTER VA 22603 25 RA $113,500.00 $226,400.00 $339,900.00 460 738 0 0 25.00 ACRES 44 A 28C BODEN ROBERT R. JR. & MARSHA 210 MILBURN RD WINCHESTER VA 22603 4.3 RA $147,800.00 $75,600.00 $223,400.00 494 51 0 0 4.30 ACRES 44 A 28G JOBE ALLEN B. & VELDA D. 230 MILBURN RD WINCHESTER VA 22603 5 RA $157,400.00 $79,800.00 $237,200.00 489 602 0 0 5.00 ACRES 44 A 28H HOLLIDAY MARTHA OMPS 130 MARQUIS CT WINCHESTER VA 22603 5.55 RA $204,500.00 $83,100.00 $287,600.00 907 1441 0 0 5.55 ACRES 44 A 29 SLAUGHTER JUDITH MCCANN 562 MILBURN RD WINCHESTER VA 22603 150.15 RA $360,500.00 $554,100.00 $914,600.00 0 2002 469 150.15 ACRES 44 A 31A STEPHENSON ASSOCIATES LC PO BOX 2530 WINCHESTER VA 22604 406.54 R4 $0.00 $3,299,100.00 $3,299,100.00 0 2003 5765 406.54 ACRES 44 A 40 SLAUGHTER JUDITH MCCANN & MARSHALL ELLEN L TRUSTEES 562 MILBURN RD WINCHESTER VA 22603 98.05 RA $4,200.00 $618,800.00 $623,000.00 0 2001 12943 98.05 ACRES 44D 3 8 BIG O PARTNERSHIP 1800 MARTINSBURG PIKE WINCHESTER VA 22603 1.46 RA $0.00 $52,100.00 $52,100.00 790 260 0 0 GRUBER L8 1.46 ACRES 54 A 88 ASSOCIATION FOR THE PRESERVATION OF CIVIL WAR SITES 305 CHARLOTTE ST FREDERICKSBURG VA 22401 181.03 RA $0.00 $2,856,500.00 $2,856,500.00 849 173 0 0 181.03 ACRES 55 A 3 C E HUNTSBERRY HEIRS LLC PO BOX 2298 WINCHESTER VA 22604 86011 RA 1 $0.001 $316,700.001 $316,700.00 0 2007 10636 86.01 ACRES Source: Frederick County GIS, May 2009 10-1-2009 of 1 Map Data Source: Frederick County, Va. GIS Department, May 2009 Data, Aerial Photos from March 2006 r Baltimore & Ohio RR 43 A 154 `. 43 A 15644D 3 i 11 �.� 1 w 41 � Feet � � �55 A 3 .; 900 450 0 900 Map Data Source: Frederick County, Va. GIS Department, May 2009 Data F - O W 0 Z Z_ Q U LL o m z i O Q z ° w I LL N (O 0) _ co L Q Q o (.) U) O 2 Lu a O� M m Q) O O N a W Z 0 N W 9Y U CD O t\ N i L X W a C7 Q) C O N CL 01 0 O i rn c C d V 7 N a� cam. .fl O 7 I jn� KEY TO ADJOINING PROPERTY OWNERS 7M43- )-159 ® JEFFREY G kZw ET L01 016 832 P6 981 7M ® ,twrcE E aRsr INSTRUMENT Na 010016716 LM DATA UNE BEARING DISTANCE LI S 25'2050 W 98.74 L2 S 2126 13 W 26.61 L3 S 22'4743 W 106.42 L4 S 24.53 28 W 34.32 L5 S 12'41 '12W 65.87 L6 S 23.08 03 W 32.6 L7 S 2746 O5 W 405.93 LB N 45'46 18 W 15/.73 L9 N 50'23.10 W 48.37 LID N J749 49 E 169.00 L11 N 52-10 11 W 4.00 02 S 52-10'11' E 4.00 L 13 N 3;-4.949' f 307.70 L14 N 44'1133 E 198.40 L15 N 4733 01 £ 297.36 L16 N 3T2952' W 4.00 L17 N 59'30 O8 E 309.29 L18 5 3547 24 E 9.00 L19 N 38.4724 W 7.00 L20 N 36'25 49 f 2.00 L21 N 39.1325 E 220.71 L22 N 36 21 35 E 213.71 L23 S 61'58 Ol5 E 42.07 L24 S 6749 28 E (71.96 L25 S 75'33 OB E 206.70 L26 S 2720 DO W 19.70 L27 S 38 02 21 W J7.36 DATE: 10/09/09 SCALE: N/A DRAWN BY- EAI) FIE NO. 2760GC I== 1 OF 1 O 15L 14, RSz10 Aqs 6zs1 ' RS 7M 43-((A))-156 q, & FOUND IN V NTER of RaW WS O 16.91'4S27117 '' IRS 2x1737' WW�IRs 0. FOUND s Imo) 18.00' ® _ 711 44-((A))-26 i 271.3968 ACRES (TOTAL) I N $ 2 I 7M 44-((A))-25 �J I g -�- + C3a IRS 0 R v5 19.74. i1 " ROAD 8o1� EIAINT 1 REPORT FURNISHED. EASEMENTS OTHER TITAN SHOWN MAY E7Z7 2. THE BOUNLORY INFORMA77ON SHOWN HEREON IS BASED ON A CURRENT 40 0 400 FIELD SURVEY BY THIS FIRM. 3. CURRENT OWNER OF RECORD: H.K. BENNAM, lll, TRUSTEE (OF MRRY L. MCC4NN LAND TRUST) GRAWE SakE (IN FEET) INSTRUMENT NO. 010015746 4. THE PROPERTY SHOWN HEREON UES ENTIRELY WITHIN FLOOD ZONE 'C; AREAS OF MINIMAL fLOODINC� PER FLOOD INSURANCE RATE MAP COMMUNITY PANEL NUMBER 510063 0105 B, LIATED JULY 17, 1978. DATE REVISION REZONING PLAT EXHIBIT OF THE LAND OF ORAYSTONB CORPORATION OF VIRGINIA STONEWALL MAGISTERIAL DISTRICT, FREDERICK COUNTY, VIRGINIA IFr:m MRS : 1/2' IRON REBAR W/CAP SET IRF 1/2' IRON REBAR FOUND -X- - WIRE FENCE q - CENTERLINE OF ROADMAY C21 CURVE R. SPIKE ARC LENGTH So. IRS DELTA ANGLE 13.10' SP S 9n R L2p 724131 G 1611.28 109.96 109.94 S 23'23 32 W OJ 54 36 C21 CURVE RADIUS ARC LENGTH CHORD LENGTH CHORDBEARING DELTA ANGLE Cf 719.34 159.35 159.01 S 31-4f J5 W 724131 C2 1611.28 109.96 109.94 S 23'23 32 W OJ 54 36 C3 6328.14 149.99 149.99 S 270658 W -512129' C4 4100.23 149.98 '-T4'9.97-§'2X5035 W OTOS 45 C5 561.23 119.55 119.32 S 18'4720 W Fr11 16 C6 765.59 139.61 1.39.42 -T-1 7'54 39 W 10.2654 C7 54691.24 350.00 350.00 S 2257'06' W 00'22 OD C8 679.66 202.20 201.46 S JJ'11 1J W 17-02'44' C9 224.54 125.54 123.92 S 23'4 f J2 W 3702 07 CID 382.83 141.12 137.64 N 67-53 01 W -;P'13 27 C11 6304.85 508.70 SM56 N 48'04 59 W 043722 -F9;4-2 C12 1932.08 327.58 327.19 N 42.4115 E �52 CI J 284293 30.07 30.07 N 38 08 06 E 0036 21 C14 2844.93 549.14 548.29 N 5X5802 £ 11'0334 C15 5745.65 531.78 531.59 N 56'5 f 42 E OS 18 11 C16 5754.65 301.31 30U7' -W'52-4236 E 03'00 00 C17 5747.65 148264 1478.& '-T-43-49'13' £ 14'4647 Cie 1587.35 45.15 45.15 S 61'09 11 E 013748 C19 20064.30 -N9.98 299.99 S 62'2346 E -5F5124 C20 804.83 179.26 178.89 S 69 12 18 E fT43 40 C21 29 f316 39.94 39.94 S 26 56 27 W 00'4708 C22 10071.34 150.00 150.00 S 26'54 25 W OD 51 12 C23 59280 119.59 119.39 S 3715 J5 W 1133 32 (gmENWAY ENGINEERING 151 Windy 11111 Ione Wineheater, Vbjinle 22602 Talepbms 610--M"a5 YU 610-728.-M "' "''" r(t" _ Level of Service "" A , "'B'"I C Level of Service "'D" = ❑ Level of Service "E"', "T" = LLJ LEDEMD plpY[CrtYI tYLCpHBLMfIdfl r L 6 ,wwe� e nvr.� Aw N.OAIfIP.II�ALY[N110 r ..m.v ..®.>R. L --a SITE SITE 0 N/A onm�•ra�a��w — Gra tone Office & Industrial Park FIGURE 3 2008) Lane Geometry & LOS Pmje 02?WW u o .. zgplyo a 1 I2E:LOG D ♦ � )re IN ECTION }� � OFF O - wremcPov rn ® L� d6 lie I t� r oy ,« N/A IAH ��' 11� •NW,�do ! R •W^A, vi ew a� aemmrawiaa�0.— 2028 •, _..-- -. _ Build out Lane Geometry &LOS FIGURE 21 P,.) d w Zrsw 0 Q�AY00�MQ, . Gra stone OfiSce & Industrial Park FIGI9 2015i j8 _ uild-out Lane Geometry & LOS Pa�Ltivwx LEIiEND N 1 .Ilab6lcN. III�CY.�MIY� 1•Ml�IIL e nv�l • inwrsw�rNwo • �OSL�r�anrx.or.ar IN LEGEND 4 �. e ^n� AW ,viwt�ow�rruf xpN Ell SITE ~ i ' u ^' 101 it INV ®� t I lull ® ® MIYOL'IOI wdn�a � � ANY t t ` � 1 t ¢ � '� •HH � �f� .. QMMAraMMawra— Gra stone Office & Industrial Paris FIGURE 15 2p22 Build -out Lane Geometry & LOS Pmpa-vre i u � � " RELOC D IN ECTION r.ni.ra+wr.r..,ve. Q w�esis Q � • .� w� a tubaq � gpeww 60 c@0 .� o illy.� m g ® rrbw® 19 uxswuan ® t ~ w AW1 54 NlWCIYI wrtxsscm. �.k • µ E) Gra tone Office & Industrial Park FIGURE 25 202 Build -out Lane Geometry & LOS Prpsf zfmw=w COUNTY of FREDERICK Department of Planning and (Development EMO"ND T 540/665- lJ FAX: 540/665-6395 To: Frederick County Planning Commission Froin: Candice E. Perkins, AICP, Senior Planner (IR Subject: Public Hearing — OM (Office -Manufacturing) District Revisions Date: October 19, 2009 Frederick County has received a request to revise portions of the Office -Manufacturing (OM) Park Zoning District. Specifically, this request is for the addition of a number of uses, as well as modification to the floor to area ratio (FAR) and the height maximums in the district. The intent of the OM Park District is to implement the mixed-use industrial/office land use classification of the Comprehensive Policy Plan. It is designed to provide areas for research -and -development centers, office parks, and minimal -impact industrial and assembly uses. Uses are allowed which do not create noise, smoke, dust or other hazards. Specifically, the request was to add various manufacturing uses, office uses and service uses. The request also included revisions to the height allowance for office buildings from 60 feet to 90 feet, and 70 feet for automobile parking structures, to allow a height exemption for automated storage facilities and to increase the FAR from 1.0 to 2.0. The item was presented to the Development Review and Regulations Committee (DRRC) at then- meeting on September 24, 2009. The DRRC discussed the intent of the OM Park District and felt that the district should accommodate office, research and development and minimal impact industrial uses that could be compatible with the other uses in the park. The DRRC then went through each of the uses requested by the applicant. First discussed was the requested food manufacturing uses which were originally excluded from the OM Park when it was initially developed. Ultimately, the DRRC felt that the impacts of those uses, such as heavy traffic and odor, would not be cohesive with other uses that would be permitted in the OM Park and felt they should be excluded. The DRRC also recognized that such uses are currently permitted in the Ml and M2 Districts and were more suited to those districts. The DRRC was satisfied with many of the other requested uses but felt that certain financial uses (such as banks) still belonged in the secondary or accessory use portion of the district. The Planning Commission discussed this item at their meeting on October 7, 2009. The Commission agreed with the DRRC endorsed changes and also felt that food manufacturing should continue to be excluded; they felt that the proposed additions in the DRRC endorsed ordinance would be a benefit to the district. The Commission unanimously supported the presented ordinance amendment and recommended that the request be forwarded to the Board of Supervisors for discussion. The Board of Supervisors discussed this item at their October 14, 2009 meeting and were satisfied with the changes and approved the item to be sent forward to public hearing. 107 North hent Street, Suite 202 • Winchester, Virginia 22601-5000 Public Hearing OM District Revisions October 19, 2009 Page 2 The attached document shows the existing Ordinance with proposed additions shown in bold italics. A recommendation from the Planning Commission on this proposed Zoning Ordinance text amendment is sought. Please contact me if you have any questions. Attachments: 1. Revised OM District Regulations (Chapter 165 — Part 605) 2. Letter requesting the revisions 3. Comment from the EDC CEP/bad ATTACHMENT 1— OM Park Revisions ARTICLE VI BUSINESS AND INDUSTRIAL ZONING DISTRICTS Part 605 — OM Office -Manufacturing Park District §165-605.01. Intent. Office -Manufacturing (OM) Park District. The intent of this district is to implement the mixed use industrial/office land use classification of the Comprehensive Policy Plan. The OM Park District is designed to provide areas for research and development centers, office parks, and minimal impact industrial and assembly uses. Uses are allowed which do not create noise, smoke, dust or other hazards. This district shall be located in a campus like atmosphere near major transportation facilities. § 165-605.02. Permitted Uses. Standard Industrial Classification (SIC) Furniture and Related Product Manufacturing 25 Paperboard Containers and Boxes 265 Publishing Industries 27 Pharmaceutical and Medicine Manufacturing 283 Rubber and Miscellaneous Plastics Manufacturing 30 Excluding uses in italics: Tires and Inner Tubes 3011 Fabricated Metal Products 34 Industrial and Commercial Machinery 35 And Computer Equipment Manufacturing Electronics and other Electrical Equipment 36 And Components Manufacturing Excluding uses in italics: Storage batteries 3691 Primary batteries 3692 Aircraft and Parts Manufacturing 372 Medical Equipment and Supplies Manufacturing 38 Radio and Television Broadcasting Stations 483 Cable and Other Pay Television Services 484 Central Reserve Depository Institutions Savings Institutions Mortgage Bankers and Brokers Nondepository Credit Institutions Security and Commodity Brokers, Dealers Exchanges, and Services Insurance Carriers and Services Reel Estate Holding and Other Investment Ofces Advertisement Agencies Consumer Credit Reporting Agencies Direct Mailing Services Excluding the following: Photocopying and Duplicating Services Employment Services A TTA CHMENT I — OM hark Revisions 601 603 616 61 62 63-64 65 67 731 732 733 7334 736 Computer Programming, Data Processing, and 737 Other Computer Related Services Mews Syndicates 7383 Doctors Offices and Clinics 801-804 Medical and Dental Laboratories 807 Medical L-abeFateries 807 Legal Services 81 Engineering, Accounting, Research 87 Management, and Related Services Public Administration 91-97 General Business Offices, including corporate, 2 ATTACHMENT I — OM Park Revisions government or other offices not providing services to the general public on a regular basis as the primary use Business signs Signs allowed in §165-201.06B Freestanding building entrance signs Multi -tenant complex signs Electronic Message signs ------- § 165-605.03. Secondary or Accessory Uses. The following uses shall be permitted by right in the OM Park District, but only in conjunction with, and secondary to, a permitted principal use in accordance with section §165-201.05. Secondary Uses Standard Industrial Classification (SIC) msu ante Farriers and Serviees 63-64 Eating and Drinking Places 58 Except the following: Restaurants with drive-through uses ------- Food Services Contractors 5821 Caterers 5821 Mobile Food Services Drinking Places 5813 Commercial Banks 602 Credit Unions 606 Foreian Banks 608 Depository Banking Related Uses 609 Except the followina: Check cashing agencies 6099 3 Money order issuance Travelers' check issuance Photocopying and Duplicating Services Office Machinery and Equipment Rental and Leasing Physical Fitness Facilities for employees Child Day Care Services Office Machine Repair and Maintenance Dry Cleaning and Laundry Services Except the following: Linen supply Dry Cleaning Plants Industrial launderers § 165-605.04. Design Requirements. ATTACHMENT I — ®M Park Revisions 6099 6099 7334 7359 7991 8351 7629 721 7213 7216 7218 A. Minimum Size. No OM Park District rezoning shall be approved for less than ten (10) contiguous acres. (1) There shall be no minimum lot size. (2) There shall be no minimum lot width or depth. B. Development Standards. The following standards shall apply in the OM Park District. (1) This district shall be planned and developed with a harmonious coordination of uses, architectural styles, landscaping, parking, signs and outdoor lighting. (2) This district shall be developed with a campus like atmosphere and near major transportation facilities. (3) Any building shall be faced on all sides facing road right-of-ways with durable, attractive, high quality materials, comparable to clay brick, stone, wood, architectural concrete masonry unit (e.g., regal stone, split face, precision, ground face) or precast concrete panels. (4) Loading docks or loading entrances shall be blocked from view from public streets, by utilizing board -on -board fencing, masonry walls, or evergreen tree plantings. (5) Outdoor storage shall be prohibited. M ATTA CHIVEVT 1— OM Park Revisions (6) All OM Park districts shall have access to a state road. C. The maximum structural height for office buildings shall not exceed 90 feet- the height for all other uses shall be regulated by § 165-601.02 and § 165-201.03. D. The maximum structural hei ht Lor automobile parking structures shall not exceed 70 feet. § 165-601.02 Dimensional and intensity requirements The following table describes the dimensional and intensity requirements for the business and industrial districts: 5 District Requirement B1 B2 B3 OM M1 M2 Front yard setback on primary or arterial highways (feet) 50 50 50 50 75 75 Front yard setback on collector or minor streets (feet) 35 35 35 35 75 75 Side yard setbacks (feet) - - 15 15 25 25 Rear yard setbacks (feet) - - 15 15 25 25 Floor area to lot area ratio (FAR) 0.3 1.0 1.0 4,9 2.0 1.0 1.0 Minimum landscaped area (percentage of lot area) 35 15 25 15 25 15 Maximum height (feet) 35 35 35 60 60 60 5 ATTACHMENT 1— OM Park Revisions Article II SUPPLEMENTARY USE REGULATIONS, PARKING, BUFFERS, AND REGULATIONS FOR SPECIFIC USES Part 201— Supplementary Use Regulations § 165-201.03 Height limitations; exceptions. B. Exceptions to height requirements. (4) Automated storage facilities in the OM, M1 and M2 Zoning Districts shall be exempt from the maximum height requirement. This exemption shall be granted only when the facility is provided with full sprinkling for fire protection according to the specifications of applicable codes. Such exemptions shall be approved by the Frederick County Fire Marshal. In no case shall the height of these facilities exceed 100 feet in height. rol LAWSON, -AND SM' E P -C- 120 EXETER DF.JVIE. St:ITE 701) POST 0 1`ilft BOX 27401 F,xmm scpw-mw 21, ZOO - uty DiTOC[Or Michael T. Ruddy-, Dep Plarming and DeyelbPm&jlt County of Frederick d 10-7 North KefiL Strte.L, - F -100r Wlnchestet, VA 22601 Re: Onr File, No. 546-001 "'JAE- MAIL Y 1:� Dear This is to wnfirm- our meeting of last Week confmmip..O, our desire to ask the DRS Commitee � . AS T and Frederick Cotrhty to. consi uses adding to thc& OM zoning . blif.is-WOrkill,2� to make a transition to undarstand it, -tbr- County is -S-0 Gmen�dy using SIC codes. the -OM district be �AICS codes. In order To capture both dtfinilians, -ropose that the expanded to include - >- Dairy Products SIC 202 Cam _cd, Frozen' & Preserved Fruits & Vegetables SIC 2 � -'03 Bakery Products SIC 205 > sugar and Confectionary Products SIC 206 BeTeiages SIC 209 >; Miscellaneous Food (excluding fish & seafood) SIC 209 > Paperboard Containers and Botts SIC 265 )> United States, Postal Service SIC:43 Radio and TekvisionStati6ns SIC 483 Cable S . ervices SIC 484 Central Reserve Depository Insfitutibbs SIC 601 Savings institutions SIC 603 * CreditUh sic 6o6ions * Foreign Banks SIC -608 * Depository Banking Related Uses SIC 609 ypr,-,"f R,A.,L ADDRTS�..' POST OMCI ,SjF2-'Fr -T Itcl-CA1 . mA Z26311. .Oft A"j'O - ,tLt_ (703, 251_41", E_hj.&,j_ VM1 *�SoL; j,; jcf,ael T. Ruddy. Dept= DiT�Or SeFttD-b-er Niorth A.ericaTi Industry Classific`3ticin 5}stern (?q kjC' ) Lazy Uses y L �ondeposlto, i Ias CIa�ti - ons - il3C 6:?� v Secuaty 2nd Comma& y Brek-e-rs SIC 63 j Inuranre Carers insu-rame Agpnlss Brokers arzd Sell ('� 64� Ski,SIC 6-5 * Real.Estate Holding.and llnve5tmtut Offices. SIC 67 SIC 7239 a TWA Return Preparation Services" SIC 131. A dvc�rtising S°er"yices SIC 73,E i Consumor Credit Reporting Ser_ ices 1` AILS 521 Direct Mailing Services- SIC 133 7136 Pexsumna Supply Ser€rices SIC �s Securltics and Rola-ted Activities SIC 7383 v fez€ s Syadlnair-s SIC 8072 Denial Laboratories 1`E C : 54 Niorth A.ericaTi Industry Classific`3ticin 5}stern (?q kjC' ) Lazy Uses y Feod %fanufacturing (e%clLdm, slauguerin,-,,,&JCS 311 1qAICS 3121 - )> Beverage Aanuiacttirs9g Converted Paper Praduct Manu-: ct P9 1�IA1CS 3222 meut-.and- Supglits 14taDufac Lring i�ifiTCS 339-1 1�IATCS SII Publishing Industries= �.gCS7? Sound" Re�cordit g haduslrif_-s u }r+ NAICS 513 Broadcasting and Teleamu:uIli MAIC - 1 i lnfosmatibn Shoes 1` AILS 521 _Monttuafy AIIt11orit s N 5 2.2 CreditL--Ite-rmv; iation Services -A -ICS Securltics and Rola-ted Activities NAICS 323 1CS 531 Real Estnarw 1?rofessi nal, ScieribEc and Tecni�ical Sengces 1`E C : 54 I 2Ilaa inenL-af-C orripan des and Er'terprases ICS TI CS Adm nisiraff-ve and Support Serv"OeS 1 7? i AICS 6 61 SPpgart.Seritzs F- ucatioual Addiii©nall , " oilid r6C11Ie5t 1af tie folloFi TSta mineral tied fzons © uses be aliou—d Within -Lbr, 01I district to include: �= Generat. Business 4�ces Researcli and DeN�001"ment C)faees i Assembly Operations Tn ceder to eitSure that property is developed to its Ms KiMum Men" in the C?Ivi District, the Applicant requests that the County arn-end the OUardinance to allow :a floor area to lot area. ratio (FAR) of 2.0. ' 'his FEAR allowaAc� €ui11 provide- consistency v�riih of�ics building develop�ient cz�rrentiy germiEied in rife I�Iedi�l Support Listiiu us identified in §165-98D of the Frederick County Code_ N!iciTaei T. Ruddy-- tti Dir�Ctor Septemb'r 21, 2W9 P a1� -; ?: il,o, the 014 district° should allow a ma_ mum structut l he abl of 90, f& -Cl for Off C� buildiigs. This stfar-rural heighl allowa_nm will provide consistency :with dice building develaprnbrit Cu renfly permitted in Lhe IM -S, Medical Supper District as identified in §165-101A .of .cif the Frederick County Cone: 1. Also, the O'M district should allow a mar =um strbMiral hei&I-of'70 feet for autamobile parking structures_ T1Iis strscinral Leight alloviance v ill provide corswstenq with automobile parkinb structures currently perrniited. in thr- IAS, Mc-,Ldical rSuppoTL District as ider6fir-d i.n §165-1015 of theFrederic> Count); Code. 4. Finally, tha OIA district sbobld allow for a maxirnpm -structural height of 100 feet .for automated storage facilities within tare- Property. This structural height alld-wance will provide consistercy willi automated sior-age facilities currenily permitted in 07e iii, Iaiglit Industrial District and thc.l2, -Industrial General District as idem-ified of the. Fred rick County Code. I a.ndtistand the DRRS Committee will Mea, l>zs Thursday evening. W -e. 117,1111 attend to rreser3.t this ; e�uest aud.respan d to any questions or comments_ Thank- }eau for your continDe-d assistar ce. and c6bo erasion. 1 Tho �looi e Lawson TIyL_: at Candice Perkins From: Patrick Barker, CEcD [pbarker@winva_com] Sent: Thursday, September 24, 2009 4:05 PM To: Candice Perkins Cc: Eric Lawrence; june.wilmot@verizon.net Subject: RE: Discussion Item for September 24th DRRC Meeting Candice, The EDC has reviewed the materials provided regarding the revisions to the OM district. The EDC was a part of the committee that authored the OM district. A part of the district's intent was to create a,-, environment for office and R&D uses with compatiable industrial uses with a strong focus on the EDC's targeted --business sectors. -All -of the EDC's targeted business sectors, with exception of a few, are included in the current OM district.. The EDC concurred with the decision to exclude some the targeted sectors from the OM district,. The rationale was these business targets are included in other industrial districts and represent more heavier to moderate industrial uses which perhaps would dilute the intent of the OM district, thus are not ideal uses within the OM district. Patrick 540.665.0973 winva.com " Your Move. Our Commitment." From: Candice Perkins[mailto:cperkins@co.frederick.va.us] Sent: Wednesday, September 23, 2009 9:20 AM To: pbarker@winva.com Cc: elawrenc@co.frederick.va.us; june.wilmot@verizon.net Subject: FW: Discussion Itenn for September 24th DRRC Meeting Hi Patrick, We have received a request to revise the new OM District to add a number of uses and revise the FAR and height maximums. We will be discussing the request at tomorrow night's DRRC meeting and wanted to see if you had concerns over any of the proposed uses. There are three attachments associated with this email and they are as follows: 1. Revised OM District with additional uses that are consistent with the intent of the OM District. All additions and revisions requested by the applicant (uses, FAR, height). Letter of request from the applicant. Please let me know if you have any concerns or questions. Thanks, Candice Candice Perkins, AICP Senior Planner Frederick County Department of Planning & Development 107 North Kent Street Winchester, Virginia 22601 (540) 665-5651 (540) 665-6395 (fax) coerkinsPco.frederick.va.us www.co.frederick.va.us 0 F -r --I LJ is COUNTY of FREDERICK Department of Planning and Development 540/665-5651 MEMOPAND UM FAX: 540/665-6395 To: Frederick County Planning Commission From: Candice E. Perkins, AICP, Senior Planner Cfi Subject: Public Hearing - Conditional Rezoning Date: October 19, 2009 Currently, the Zoning Ordinance does not contain standards as to how proffer statements should be written and does not require that proffers be recorded once accepted by the Board of Supervisors. It was requested that staff develop an ordinance that addresses these items. Specifically, the recordation requirement has been developed due to concerns expressed regarding proffers not showing up when title searches are performed on properties. Staff has prepared a revision to the ordinance that contains requirements for the legal form of proffer statements and a requirement that approved proffers be recorded with the Frederick County Clerk of the Circuit Court. The proposed amendment also contains provisions for modifying proffers and revised enforcement standards. The item was presented to the Development Review and Regulations Committee (DRRC) at their meeting on February 26, 2009. The group endorsed revisions to the proposed changes in March of 2009. The Planning Commission discussed this item at their meeting on May 6, 2009 and June 17, 2009. The Planning Commission supported the text amendment because it would aid in creating a tracking system for proffers when properties are transferred. Staff would note that one comment was received after the Planning Commission meeting regarding the ten day requirement to the potential for a rezoning to be appealed. Staff would note that if a party were to appeal a rezoning, they could provide the County with an injunction to delay the recordation. If the rezoning was successfully appealed after the proffers had been recorded, a statement repealing the proffer statement would then be recorded. The Board of Supervisors discussed this item on May 27, 2009 and July 2-2,2009. At the Board of Supervisors July 22, 2009 meeting, additional revisions to the ordinance were requested. The Board discussed the revisions at their meeting on September 9, 2009 and approved the item to be sent to public hearing. The attached document shows the existing Ordinance with proposed additions shown in bold italics. A recommendation from the Planning Commission on this proposed Zoning Ordinance text amendment is sought. Please contact me if you have any questions. Attachment: 1. Proposed Ordinance Revision (§165-102.06) CEP/bad 107 North Kent Street, Suite 202 + Winchester, Virginia 22601-5000 ATTACHMENT ARTICLE I, Part 102 —AMENDMENTS § 165-102.06. Conditional rezoning. The applicant for a rezoning may proffer in writing before the public hearing by the Board of Supervisors conditions to be placed on the approval of the rezoning. A. Procedures. Proffers shall be presented to and considered by the Planning Commission at the advertised public hearing for the rezoning. The Planning Commission shall make a recommendation on the acceptance of the proffers and the rezoning to the Board of Supervisors following the procedures described for amendments to this chapter. piRal—Proffers shall be received in writing, signed by the owner and applicant, at least five (5) days prior to the advertised hearing of the Board of Supervisors. The Board of Supervisors may amend proffers once the public hearing has begun, or thereafter, if the amended proffers do not affect the conditions of use or density in such a way as to make the use or density of the property more intense than originally proposed. Once proffered and accepted as part of an amendment to the zoning ordinance the conditions shall continue in effect until a subsequent amendment changes the zoning on the property covered by the conditions. However, the conditions shall continue if the subsequent amendment is part of a comprehensive implementation of a new or substantially revised zoning ordinance. C. Proffer Standards. The conditions proffered shall meet the following standards. (1) The rezoning itself must give rise to the need for the conditions. (2) Such conditions shall have a reasonable relation to the rezoning. (3) All conditions shall be in conformity with the Comprehensive Plan. Types of proffers. The types of conditions proffered shall include but need not be limited to the following: (1) Limitation on the use of the land. (2) Limitations on the type of housing provided. (3) Limitations of the size or locations of buildings or structures. (4) Limitations on the density or intensity of the use. (5) Conditions on the appearance or maintenance of structures or uses. (6) Conditions preventing smoke, odors, fumes, dust, noise, traffic congestion or flooding. (7) Conditions or limitations on the location and nature of entrances and driveways. (8) Conditions concerning the number, location and design of parking and loading spaces. (9) Landscaping provisions. (10) Provisions concerning outdoor storage and processing. (11) Building height limitations. (12) Provisions for stormwater management and environmental protection. (13) Preservation and protection provisions for trees, woodland, streams or other natural features. (14) On-site or off-site sewer or water improvements. (15) On-site or off-site drainage improvements. (16) On-site or off-site road, entrance or driveway improvements. (17) A particular master development plan or plan features or site layout features. (18) Preservation of historic structures and sites located on the land to be rezoned. (19) Buffer, screening and separation features. (20) Requirements concerning the phasing or timing of development. (21) The dedication of land for planned roads or for facilities identified in the Frederick County Capital Improvements Plan. (22) The construction of planned roads or necessary road improvements. (23) The construction of facilities identified in the Frederick County Capital Improvements Plan. (24) Cash contributions for road improvements or for planned facilities identified in the Frederick County Capital Improvements Plan. (25) Other conditions used to lessen or mitigate the impacts identified in the impact analysis. D. Le al form Of ro er statement. (1 j All proffers shall be in writing and shall be in a form suitable for recordation in the land records of Frederick County. (2) The proffer statement shall define the owners of the subiect property and shall be signed by all parties involved. E. Recordation of Proffers. if the Frederick County Board of Supervisors approves proffered conditions as part of a rezoning, the Zoning Administrator or County Attorney shall within ten 10 days of the Board's actions resent the written proffer to the Frederick County Clerk of the Circuit Court for recordation. F.D. Amendment of conditions. Once accepted and adopted by the Board of Supervisors, such conditions may only be changed through the procedures required for ordinance amendments as described by this section. G. Enforcement of conditions. The Zoning Administrator shall keep records of all conditions attached to rezonings, which shall be readily accessible to the public. The Zoning Map shall show by appropriate symbol the existence of conditions accepted for rezonings. In addition, the Zoning Administrator shall maintain a conditional zoning index which shall provide for ready access to the conditions created. -building or oceuipapi-ey perniit-s-. The Zoning Administrator shall enforce the conditions attached to the rezoning using the following means: (1) The Zoning Administrator shall be vested with all necessary authority on behalf of the Board of Supervisors to enforce conditions that are attached to a rezoning which have been proffered by an applicant far rezoning and accepted by the Board of Supervisors. (2 ) The eFdeFong in wr-iting e. . The Zonina Administrator may, in exercise of his discretion, issue a violation notice and correction order that orders the remedy of any noncompliance with any such conditions, or bring le al action to ensure compliance including injunction, abatement or other appMpriate action or proceeding including the institution of criminal rocess or an combination of the above deemed necessary to obtain compliance. The bringing of legal (3) The requiring of a guaranty, satisfactory to the Board of Supervisors, in an amount sufficient for the construction of any improvements required by the conditions or a contract for the construction of such improvements. The applicant's guaranty shall be reduced or released by the Zoning Administrator upon the completion, in whole or in part, of such improvements. (4) Failure to meet or comply with any such conditions shall be sufficient cause to deny the approval of site plans, subdivision design plans or the issuance of building permits, occupancy permits or other permits or licenses, as may be appropriate. COUNTY of FREDERICK Department of Planning and Development 540/665-5651 MEMORANDUM FAX: 540/665-6395 To: Frederick County Planning Commission From: Candice E. Perkins, AICP, Senior Planner �VA Subject: Public Hearing— Commercial Indoor Recreation in the MI District Date: October 19, 2009 Frederick County has received a request to include Commercial Recreation Operated Indoor to the permitted uses in the M1 (Light Industrial) Zoning District. Currently, this use is permitted in the B2 (Business General) and the B3 (Industrial Transition) Districts. While the requested recreation is for a dog training program, this ordinance amendment would be applicable to all types of commercial recreation. Design standards have been included for this use when established in the M1 District. These standards address patron parking and safety, along with regulations when this use is developed in a master -planned industrial park. A revised definition has also been included. The item was presented to the Development Review and Regulations Committee (DRRC) at their meeting on August 27, 2009. The DRRC discussed whether this type of use would be appropriate in the M 1 District. They stated that certain elements of indoor recreation may be appropriate, but uses such as bowling or swimming may not be. The DRRC recommended that the hours of operation be 5:00pm to 12:00am Monday -Friday within master -planned industrial parks. With that change, the DRRC sent the proposed amendment forward to the Planning Commission for further discussion. The Planning Commission discussed this item at their September 16, 2009 meeting. Commissioners discussed whether this was an appropriate permanent solution for this issue and questioned if indoor dog training would not be more appropriate as a conditional use in the RA (Rural Areas) District. Also discussed was the proposed definition that it included uses such as swimming pools, archery and bowling. Commissioners felt that the amendment should be restricted to dog training only at this time and then forwarded the item to the Board of Supervisors for discussion. The Board of Supervisors discussed this item on October 14, 2009 and approved the item to be sent to public hearing. Attachment 1 shows the existing Ordinance with proposed additions shown in bold italics and deletions in strikethrough. A recommendation from the Planning Commission on this proposed Zoning Ordinance text amendment is sought. Please contact me if you have any questions. Attachments: 1. Proposed Ordinance Revision (§ 165-606.02 and §165-101.02). 2. Letter of request. 3. Comment from the EDC. CEP/bad 107 North lent Street, Suite 202 • Winchester, Virginia 22601-5000 ARTICLE VI BUSINESS AND INDUSTRIAL ZONING DISTRICTS Part 606 — M1 Light Industrial District § 165-606.02 Allowed Uses. ATTACHMENT 1 M1 -Light Industrial District. The intent of this district is to provide for a variety of light manufacturing, commercial office and heavy commercial uses in well-planned industrial settings. Uses are allowed which do not create noise, smoke, dust or other hazards. Uses are allowed which do not adversely affect nearby residential or business areas. Such industrial areas shall be provided with safe and sufficient access. Standard Industrial Classification Allowed Uses (SIC) Landscape and horticultural services 078 Offices and storage facilities for building construction 15, 16 and 17 contractors, heavy construction contractors and special trade contractors Manufacturing as follows: - Dairy products 202 Canned, frozen and preserved fruits, vegetables and 203 soup mixes Bakery products 205 Sugar and confectionary products 206 Beverages 208 Miscellaneous food preparations and products, 209 excluding the following: Canned and cured fish and seafood 2091 Fresh or frozen fish and seafood 2092 Textile mill products 22 Apparel or other finished products made from fabrics 23 and similar material Lumber and wood products, excluding the following: 24 Logging 241 Sawmills and planing mills 242 Wood preserving 2491 Furniture and fixtures 25 Paperboard containers and boxes 265 Converted paper and paperboard products, except 267 containers and boxes Printing, publishing and allied industries 27 Drugs 283 Rubber and miscellaneous plastics products 30 Concrete block and brick and related products 3271 Fabricated metal products, excluding the following: 34 Coating, engraving and allied services 347 Ordinance and accessories 348 Industrial and commercial machinery and computer 35 equipment Electronics and other electrical equipment and 36 components, excluding the following: ATTACHMENT 1 Storage batteries 3691 Primary batteries 3692 Transportation equipment 37 Measuring, analyzing and controlling instruments; 38 photographic, medical and optical goods, and watches and clocks Miscellaneous manufacturing industries 39 Local and suburban transit and interurban highway 41 passenger transportation Motor freight transportation and warehousing 42 Transportation by air 45 Transportation services 47 Communication facilities and offices, including 48 telephone, telegraph, radio, television and other communications Electric, gas and other utility facilities and offices and 49 trucking and warehousing Wholesale trade - Advertising specialties — wholesale] 5199 Restaurants 58 Linen supply 7213 Dry-cleaning plants 7216 Business services 73 Truck rental and leasing, without drivers 7513 Tire retreading 7534 Welding repair 7692 Agricultural equipment repair 7699 Boiler cleaning and repair 7699 Cesspool cleaning 7699 Coppersmithing 7699 Engine repair 7699 Farm machinery and tractor repair 7699 Industrial truck repair 7699 Machinery cleaning 7699 Meteorological instrument repair 7699 Precision instrument repair 7699 Repair of optical instruments 7699 Repair of service station equipment 7699 Scale repair service 7699 Septic tank cleaning service 7699 Vocational schools 824 Business associations 861 Professional membership organizations 862 Labor unions and similar labor organizations 863 Engineering, accounting, research, management and 87 related services Testing laboratories 8734 General business offices, including corporate - government or other offices not providing services to the general public on a regular basis as the primary use Accessory retailing - Public buildings - ATTACHMENT 1 Public utility distribution facilities - Business signs - Signs allowed in § 165-201.066 - Freestanding building entrance signs - Multi -tenant complex signs - Electronic Message signs - Residential uses which are accessory to allowed business uses - Parks - Regional criminal justice, enforcement and detention - facilities for Frederick County, Clarke County and the City of Winchester Industrial launderers 7218 Truck or fleet maintenance facilities - Self-service storage facilities - Flex -Tech - Fire stations, companies and rescue squads - Commercial Recreation, Indoor - Article 11 SUPPLEMENTARY USE REGULATIONS, PARKING, BUFFERS, AND REGULATIONS FOR SPECIFIC USES Part 204—Additional Regulations for Specific Uses § 165-204.24. Commercial Recreation, Indoor. Commercial Indoor Recreation located in the MI (Licht Industrial) Zoning District shall be subject to the following requirements: A. Parking areas for recreation facilities shall be designated to enhance the safety of patrons as they arrive at and leave the facility. B. Establishments shall include a designated pickup and delivery area for all patrons in such a way that provides safe and clearly designated access to enter or exit the facility. C. Recreation facilities located within a master planned industrial park shall only operate 5.00pm-12.00am Monday -Friday: there shall be no limitations on Saturday! or Sunday. ARTICLE I GENERAL PROVISIONS, AMENDMENTS, AND CONDITIONAL USE PERMITS Part 101— General Provisions § 165-101.02 Definitions & word usage. COMMERCIAL RECREATION, INDOOR RECREATION A sports or activitE Lacifity either open to the eneral public for a fee or for members and their quests, located in an enclosed building or structure designed to accommodate gatherings. _ Private,fee ..,..,.,^.ted 9Wtd^9F f-.dlit; --sed for athletic, training, recreational or park purposes, games, cultural activities, martial arts, swimming pools, archery and the like. Office, retail, and other uses commonly established in such facilities and related parking shall be allowed as secondary or accessory uses. Commercial recreation may also include secondary uses such as refreshment stands, equipment sales or rentals. N August 6, 2009 L a Mrs. Candice E. Perkins, AICP Senior Planner Department of Planning and Development Frederick County, Virginia 107 North Kent Street Winchester, Virginia 22601 RE: Proposed Change to the M1 Zoning Ordinance Frederick County, Virginia Dear Mrs. Perkins: I represent the Blue Ridge Dog Training Club. For the past year, our club has been searching for a building in Frederick County to accommodate our dog training programs. Unfortunately, all of the buildings that we have found that meet our area and budget requirements have been located in M1 industrial facilities which are not currently zoned to accommodate recreational uses. Therefore, on behalf of our club, I am requesting that your department consider amending the current zoning ordinance related to M1 property to include recreational uses_ We certainly understand that our request may include all recreational uses. However, we are hopeful that, at a minimum, the amendment can be written to include our proposed -use which is dog training. We also understand that the amendment may include restrictions which will include limits on hours of use and/or parking. Typically, our training classes are scheduled after 5:00 p.m. and include less than 50 people with a proportionate amount of parking requirements. Occasionally, we host special events on weekends with a maximum attendance of less than 100. During these events, we would anticipate using shared parking located on adjacent properties owned by the same property owner. Thank you in advance for your consideration of our proposed ordinance amendment. Sincerely, JW9 n Stacy I Defilippi President Blue Ridge Dog Training Club Candice Perkins From: Patrick Barker, CEcD [pbarker@winva.coml cent: Tuesday, October 06, 2009 11:22 AM To: Eric Lawrence Cc: Candice Perkins - ==Subject: -__ _ -- :_ -- RE: M1, district changes - Eric Thank you for soliciting the EDC's input for this prospective zoning change to the M1 district to enable indoor recreation uses. It is the EDC's position that indoor recreation uses do not match the intent of the M1 district and isnot a compatible uses with the current allowable use. The EDC's rationale is provided below. "The intent of the M1 district is to provide for a variety of light manufacturing, commercial office and heavy commercial uses in well-planned industrial settings. Uses are allowed which do not create noise, smoke, dust or other hazards. Uses are allowed which do not adversely affect nearby residential or business areas. Such industrial areas shall be provided with safe and sufficient access." Undoubtedly, Winchester -Frederick County's industrial vacancy rate remains at a higher than average level. The national recession has most likely temporarily reduced the number of potential tenants and thus extended the length of many industrial vacancies. As a result of this, the EDC understands that some building owners could be facing some financial issues as a consequence. Moreover, the EDC is sympathetic that group seeking the change cannot financially afford rents in areas where the use is permitted. However, these temporary financial facts alone should not justify permanently modifying the Ml zoning district, a long term County policy document. Moreover, this change would unnecessarily mix passenger and industrial traffic. An overwhelming majority of Frederick County's industrial parks operate 24/7. Perhaps the thrust of this zoning change involves an industrial building that exists in an industrial park that does not currently operate 24/7. However, this fact cannot be assured moving forward as some industrial parks still have vacant land and the zoning change would apply to all M1 zoned properties. Frederick County needs to maintain the corporate and industrial environment of the M1 zoning district, The majority of the EDC's prospective manufacturing and industrial clients now command that properties be within a corporate industrial setting with similar uses. It is very unlikely that these types of clients would consider any indoor recreation use as a desirable neighbor and/or compatible use. Finally, Frederick County remains a location for manufacturing. Manufacturing is one of the community's largest employment segments. Manufacturing has always been the EDC's largest reactive business inquiry. In addition, an overwhelming majority of the EDC's targeted business sectors require this district. It is likely true that other adjacent and nearby areas may permit indoor recreation uses in their industrial zoning districts. It remains also likely true that these areas do not possess manufacturing as one of their largest employment segments and/or no longer see a high level of potential new industrial uses and/or do not desire such uses. EDC recommends not adapting the Ml zoning district to allow for any activity at any hour related to indoor recreation uses. The EDC is happy to provide additional comments and/or clarifications to the above, if needed. Patrick 540.665.0973 winva.com Your Move. Our Commitment." From: Eric Lawrence[mailto:elawrenc@co.frederick.va.us] - Sent: Monday, September 21, 2009 1:16 PM To: pbarker@winva.com Subject: M1 district changes Patrick - The County has received a request to amend the M1 District to enable indoor recreation uses. The request was intend for enable dog training and agility competitions, but could also enable indoor athletic fields for uses such as indoor soccer. Does the EDC wish to offer comments on the appropri ateness of introducing such uses in the M1 District? Eric R. Lawrence, AICP Director, Department of Planning and Development Frederick County 107 N. Kent Street Winchester, VA 22601 540-665-5651 540-665-6395 (fax) elawrencpGo frederick.va.us http--//www.co.frederir,k.va.us/Plannin-q www.co.frederick.va.us